Author: Jacob Loeb

Jacob Loeb began writing for newspapers in high school, first for the school's publication and then for a Vashon, Washington, community paper. He graduated college with a degree in English Literature and Television Communications. After graduating, Loeb worked in film distribution for a pioneering DVD company that supported independent filmmakers. Years later, he wrote for a weekly newsletter about technology and ran a popular computer advice column called Ask Jacob. Moving to the Montavilla neighborhood of Portland, Oregon, with his family in 2005, Loeb firmly planted roots in the community and now writes for the Montavilla News. He is a Society of Professional Journalists member and volunteers with non-profit organizations serving East Portland. ~

NE Glisan Repaving Starts Aug 19th

Road crews will begin repaving NE Glisan Street between NE 82nd and NE 92nd avenues on Wednesday, August 19th. The approximately two-lane-miles of resurfacing work will take an estimated twelve business days to complete as heavy equipment grinds off the damaged top layer of asphalt and lays down a fresh mixture of crushed stone and bitumen. The Portland Bureau of Transportation’s (PBOT) re-striping plans will create a paint-buffered bike lane next to a single travel lane in each direction and recreate the center turn lane. Cement masons will add two new pedestrian crossing islands along the busy High Crash Street, with an existing crossing at NE 87th Avenue updated to prevent some left turns while better protecting pedestrians and cyclists.

A traffic sign indicating a shared path for pedestrians and cyclists, suspended from a pole, with overcast sky and tree branches in the background.
Existing RRFB on NE Glisan St at 87th Ave

This Fixing Our Streets-funded project included substantial updates to sidewalk corner curb ramps, bringing crossings in this area up to Americans with Disabilities Act (ADA)- compliant standards. Starting in May, Crews working with Portland’s Bureau of Environmental Services (BES) installed modern stormwater management sump drains under NE Glisan Street at the intersections of NE 91st and 92nd Avenues. In addition to creating a smoother driving surface for vehicles, this new phase of work will reconfigure the street to remove time-shifting outer lanes used for parking or as an auxiliary travel lane. Collisions occurred on this street where motorists parked cars during allotted times, but drivers may have assumed the outer lane was clear. PBOT engineers anticipate that removing that conflict point will yield significant safety improvements with minimal impact on vehicle throughput.

Project map courtesy PBOT

The new NE Glisan bike lanes will add a connection between NE 81st Avenue and NE 93rd Avenue. Early concepts for the cycling infrastructure showed the bike lane extending west to NE 80th. However, area business concerns over losing frequently used street parking on that block prompted a design that still helps people riding outside a car cross NE 82nd Avenue to meet up with side-street bike routes while minimizing impacts to adjacent commercial property users. PBOT planners anticipate further improving the bike infrastructure in 2030 with hardscape concrete dividers and flex posts to protect cyclists riding next to cars. The reconfiguration is happening during this repaving project to save money. Otherwise, contractors would need to grind off existing street markers and repaint as part of the 2030 work.

Aerial map showing a new marked crosswalk with a median refuge island at the intersection of Glisan St and 84th Ave.
NE Glisan Paving and Safety Project 30% Design Concept illustration of NE 84th Ave. Courtesy PBOT

NE Glisan Street, from Interstate 205 to 82nd Avenue, is a notoriously challenging roadway to cross with vehicles driving quickly between the two points. Without any fully signalized intersections on this stretch and with a large hill blocking visibility, it can take an extended period to find a safe break in traffic to cross. In 2021, PBOT lowered the speed limit to 30 mph, but that still did not significantly improve crossing safety for people inside or outside a vehicle. The two new pedestrian crossings with concrete median islands at NE 84th and 90th avenues should help pedestrians cross in two phases, where they can focus on one direction of traffic at a time, and drivers can better see a person waiting at the high-visibility infrastructure.

Aerial view of a road intersection showing a newly marked crosswalk with a median refuge island, labeled with street names 90th Ave and 91st Ave.
NE Glisan Paving and Safety Project 30% Design Concept illustration of NE 90th Ave. Courtesy PBOT

The NE 87th Avenue crossing already features street-adjacent buttons that activate Rectangular Rapid Flashing Beacons (RRFB) to signal to drivers that bikes or pedestrians will cross soon. The updates will extend an existing concrete median island east with cutouts for cyclists crossing. This extended mid-street infrastructure will prevent northbound and westbound drivers from turning left at this intersection.

Map showing NE 87th Avenue at Glisan Street with no left turn signs, indicating prohibited left turns for northbound and westbound drivers, and enhancements for a flashing-beacon neighborhood greenway crossing.
Updated median at NE 87th Ave with left turns prohibited for north and west automotive travel. Courtesy PBOT

PBOT notes that paving and painting work is weather-dependent, so that project work dates may change. Drivers can expect rougher roads during the grinding and resurfacing process and should anticipate traffic delays with detours from 6 a.m. to 5 p.m. weekdays, with some weekend work. Parking on NE Glisan in the project area will end a few days before work begins, but pedestrian access will remain open. Anyone traveling through the worksite should follow all traffic control signs and flaggers and use heightened caution.

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Nine Homes Join Existing House on SE 90th Pl

Work is underway on a housing development at 3128 SE 90th Place, where a local builder will create nine new homes behind the existing 1927-era house. It features four duplex structures and one detached home, accessed from a long private roadway along the northern edge of the lot. Each of the around 1,700-square-foot homes will stand three stories tall to allow space for attached garages and four bedrooms. Developer Ken Yu updated this project from an apartment concept to better match the street’s existing design context and balance housing with tree canopy.

Yu, a longtime developer of commercial and residential projects focused in East Portland, explained he looks for projects that integrate with the existing neighborhood while making space for new members of the community. He also said he likes to balance buildings and nature. “I’m a Chinese-American, and I grew up with the idea of the yin and yang balance,” explained Yu. “I don’t like too much building or too much landscaping. I think we need to strike the balance between the two. When you walk into a neighborhood with tall buildings and concrete, all that without any green space or natural landscape, it doesn’t feel right.” His personal discomfort in overbuilt spaces encourages his use of planted natural landscape while preserving existing trees. “Those big trees, we really love them,” remarked Yu. “That’s why we went out of our way to try to retain them [at this site].” The new development will provide a dedicated communal recreation area in the southeast corner of the property, with play equipment surrounded by greenery.

Site map showing layout of residential properties, including an existing house, new driveway, and designated outdoor areas, with labeled units and landscaping details.
3128 SE 90th SE Pl site map, courtesy Ken Yu

When Yu first looked at this project, he imagined the site could hold three apartment buildings containing six units each for a total of 18 units. “We actually started the permit processing and submitted plans for permits,” recalled Yu. However, his team reevaluated the scale of that initial project, feeling it would not fit in with the existing housing in the area. So they decided to take a different approach focused on homeownership instead of rentals. “We had to cancel that permit and go with the four duplexes and one single detached home because we really think that this will work a lot better with the area, match the neighborhood, and also we want it to be more family-oriented,” said Yu.

The new three-level houses will have two and a half bathrooms. In addition to vehicle storage, the ground floor supports a bedroom with an ensuite bathroom at the back of the house. Yu explained this is a nice feature for multi-generation families or for people with mobility considerations. “If the family has older people that don’t want to go up the stairs, they can live in the ground floor bedrooms. making it more accessible for them.” The second floor supports a kitchen and living room along with a powder room/half-bathroom. The top level has three bedrooms and one shared bathroom.

Close-up of a brick-patterned pedestrian walkway with yellow curbs, situated alongside a busy road with vehicles in the background.
Example of stamped concrete finish on an 82nd Ave raised median

The rescaled project took longer than expected to obtain approved building permits due to a required land use review. City code 33.120.206 says if the site is more than 160 feet deep, new dwelling units are prohibited unless the site has at least 90 feet of frontage on a street or meets certain exceptions. Yu said this 250-foot-deep site was only a few feet short of the frontage requirement, prompting a review. “They said the land use review takes six months, but it actually took a year, over a year,” recalled Yu. He said the permitting process went well with only one notable change to the proposed plans. The city requested that the shared private access road use a stamped concrete finish. That process utilizes rubber pads with a design pressed into the drying concrete to create patterns that mimic stone or brickwork. Several newly created raised medians on 82nd Avenue used this process to create a red brick appearance, while still keeping installation costs lower than using bricks.

City standards required the development to create curbs and sidewalks in front of the property as the street did not already have them. Yu was required to remove the existing driveway used by the original home to create the new curb cut leading to the private lane. Many developers install the sidewalk at the end of the project to prevent damage by construction vehicles and allow easy access as they dig up the property for utility lines. Yu likes to install the frontage improvements early on in the process when possible. “We try to do those first because we try to improve the scenery for the neighbors, shortening the disturbance as much as possible. We think that this will benefit our neighbors.” Pedestrians walking in the area can now use the less than 100 feet of new sidewalk. It will likely take over a decade for this infrastructure to connect to other sidewalks on this street, but it sets a framework for the future streetscape planned for the neighborhood. That could come from other infill projects like this one or public investment similar to the 2025 work done on SE Clinton Street.

A sidewalk under construction in front of a house, with traffic cones and barriers indicating a work zone.
New sidewalk, planting strip, and curb along 3128 SE 90th Pl frontage

The developer expects these homes will appeal to a range of families, as they will use sturdy materials like water-resistant luxury vinyl plank flooring and granite countertops. “I think it’s a great location, conveniently close to a shopping center and the light rail. Our vision is that these would be a great home for working families and also new immigrants that rely on public transportation or bicycle rather than having to drive a long way to get to a shopping area,” explained Yu. “This is within walking distance to Eastport Plaza and all the Asian shopping centers. So it’s a really convenient location.”

Work is underway now but tucked behind the newly updated street frontage and the existing house. Ken Yu hopes the months of construction work will not be overly disruptive to the neighborhood and that people will appreciate the project’s adjusted scale. When completed, the homes will sell under a condominium model, similar to other developments in the area that share a private access roadway.

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Promotion: Montavilla News is supported by contributions from businesses like Catalyst Construction & Kitchen Remodeling, a top-rated general contractor specializing in kitchen, bathroom, basement, and garage remodeling, as well as ADU construction and home additions. We thank them for their support.

Remodeled Belmont Library Opening Aug 15 Weekend

After nearly two years closed for renovations, the Belmont Library at 1038 SE Cesar Estrada Chavez Boulevard reopens for a weekend celebration. People can attend the ribbon-cutting ceremony at 9:30 a.m. on Saturday, August 15th, and then enter the building starting at 10 a.m. for two days of activities highlighting the new facilities and amenities. This Multnomah County library features fabric artwork mimicking large-scale pages torn from a spiral notebook created by Britt Howard with Portland Garment Factory. This Montavilla business burned down in 2021 and was later relocated to a building adjacent to Interstate 205.

Exterior view of a modern library building under construction, featuring a red metal facade and large windows. A construction worker is using a lift to work on the upper part of the building, while another worker stands nearby. A sign for the library is displayed in front, surrounded by a fence and construction cones.

On September 7th, 2024, the Belmont Library closed for renovations that tripled its original size with a two-story addition to the 1924-era brick building. Demolition crews removed portions of the building added in 2000 and part of the parking lot to make way for the now-completed addition. Despite its modest 5,420-square-foot capacity, this branch was one of the busiest locations in the entire Multnomah County Library system before closing. During the closure, patrons visited a temporary branch at 3557 SE Hawthorne Boulevard. Library staff provided extra effort to keep the temporary location open even as they worked to ready the new facility for this opening weekend. However, the community has been without a local pickup location since August 3rd, and the hold shelves at the new location are already populated with an impressive number of reserved books, according to staff.

Sign indicating Multnomah County Library, Belmont branch, with a notice stating 'LIBRARY CLOSED' due to construction, reopening in Spring 2026, and listing nearest library locations.

This work is part of a voter-approved library expansion initiative and represents the last major update to complete the work. Bora Architecture and Interiors designed this cross-laminated timber expansion featuring wood products from Oregon and Washington. Crews created dedicated areas for different age groups of readers. The entire century-old part of the building serves the youngest patrons and their caregivers with interactive and tactile displays, size-appropriate furniture, and shelves of children’s books. This area also features remembrances of Jeanie Diaz, a youth librarian killed by a driver who crashed into a bus stop near the library where she was waiting in 2023. People can see a note from one of Diaz’s two children inside an interactive display. Library representatives say a plaque honoring Jeanie Diaz is also planned for the space.

A hand-drawn note on a piece of cardboard that reads 'mom loves Myra I LOVE YOU too' surrounded by colorful decorative objects.
A note from Jeanie Diaz’s child included in the Belmont Library’s kids reading room interactive display.

In addition to the kids’ room, holds pick-up area, and Lucky Day items shelves, the first floor also features a large reservable community space for gatherings and events. Other amenities and the primary book shelves are on the second floor, accessed by two elevators and a public staircase at the front of the building. Visitors can find flexible meeting spaces with updated technology, laptops for on-site work, and fixed computer stations. Library staff understand the changing role of the public resource they provide. Consequently, high-speed internet throughout the facility is a key feature of these upgrades, along with access to printers and other digital tools people require to connect with job opportunities and services. This top-floor space also offers a teen area with facilities for homework and creative expression, alongside young-adult book titles on the adjacent shelves.

Three large, abstract paper sculptures resembling sails or wings, suspended from a ceiling with wooden beams and black pendant lights.
Fabric artwork mimicking large scale pages torn a spiral notebook created by Britt Howard

Above the teen space is the fabric artwork by Britt Howard that looks like a paper airplane made from a lined spiral notebook page. A paper fortune teller and a crumpled ball flank the classic folded flyer. Its exaggerated scale and playful, soft-sculpted schoolroom shapes provide a sense of place where young people fight boredom and embrace their own interests. The upper walls of the second floor feature a mural with over 200 handmade objects integrated into the artwork. It is the creation of Pacific Northwest artist Emily Counts.

A modern library interior featuring bookshelves filled with various books, a large table with stylish lamps, and comfortable seating.
LED lights with device charging ports at a reading table in the library shelves

The new library offers four on-site parking spaces. Two are reserved for people with a Disabled Person Parking Permit to use without a time limit, and the other two are available for quick visits that are less than 15 minutes. Crews reconstructed the sidewalk around Belmont Library, making more space for pedestrians and adding locations with enlarged bicycle parking that can support cargo bikes. Landscapers have planted new street trees to replace some cut down during construction and have also installed other public amenities around the property.

An interior view of a modern self-service checkout area featuring conveyor belts and a digital screen displaying instructions.
Automated material handling equipment sorts returned books into bins

Technology improvements in the facility also assist staff with automated material handling, which sorts returned books into bins for transfer or reshelving. Kiosks throughout the building allow people to find titles and resources or check out items without needing to find a person for assistance. However, public feedback made clear that people visiting this branch also enjoy the human interaction. So the library features strategically located desks in public places so that an employee is often accessible to visitors and staff can see if people need help. They also use an in-building communication system that lets everyone stay in contact wherever they are for support and collaboration that isn’t tied to a desk.

People interested in joining the weekend celebration starting at 9:30 a.m. on August 15th can park in the Walgreens lot to the north of the library or take public transit to the location. After the office opening, the library will resume its normal schedule and welcome back an eager public to this well-used community resource.

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2026 Adult Soapbox Derby Saturday Aug 15

On Saturday, August 15th, the PDX Adult Soapbox Derby returns for its 27th year of gravity-induced fun. Starting at 10 a.m., people will gather for this free event along SE Reservoir Loop Drive and at locations around the Mt. Tabor Park course to watch contestants roll down the extinct urban volcano at increasing speed. Over 150 volunteers will assist racers and attendees on the derby day until the event concludes at 4 p.m. Montavilla residents can cheer on the local business entrant and sponsor, Covert Cafe.

A man wearing a white shirt with colorful patches and a baseball cap stands confidently on a road at a lively event. In the background, spectators gather around homemade vehicles while trees line the area.
PDX Adult Soapbox Derby 2025 (Jacob Loeb)

In the summer of 1997, Paul Zenk and Eric Foren loosely organized a small group of friends to race down Mt. Tabor’s winding roads in an event that would create the inaugural PDX Adult Soapbox Derby. The annual community gathering has grown yearly to include 42 racing teams and between 7,000 and 10,000 spectators. This free-to-attend day of races features highly engineered carts and some haphazardly crafted contraptions that all rely on gravity for propulsion. People wishing to attend should anticipate walking some distance to the event and bringing water or other refreshments. Some concession items and merchandise are available for purchase at the event.

A colorful, decorated parade float shaped like a car, featuring bright green fur and a large, whimsical character with a blue head and pink arms. Two participants are sitting inside the float, while a fire truck with firefighters is in the foreground, and a large crowd is visible in the background enjoying the parade.
PDX Adult Soapbox Derby 2025 (Jacob Loeb)

In 2016, Justin James and his ‘Team Rusty Rocket’ secured the track’s fastest run at 71.10 seconds. Each year, participants put in significant effort to create fast, thematically creative entries. Some carts travel up to 50 MPH down the paved park roads as they try to secure the quickest time or the biggest cheers. The Soapbox Derby is a family-friendly event, but volunteers must clear the track before each run for safety, and responsible adults need to remain close enough to ensure their children are out of the way when a race starts. Parking in the park and neighborhood is limited, and people should plan to bike, walk, or take transit.

This article will update with photos of the 2026 Adult Soapbox Derby

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Map of the PDX Adult Soapbox Derby event area, featuring designated parking, rest areas, food and beverage locations, first aid, and a walking trail.
2026 Adult Soapbox Derby map courtesy PDX ADULT SOAPBOX DERBY

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NE Halsey I-84 Onramp Detoured Aug 11-12

On Tuesday, August 11, and Wednesday, August 12, road crews will close the Interstate-84 Entrance and Eastbound traffic on the overpass above NE 82nd Ave and I-84 for microsurfacing work. Contractors working for the Portland Bureau of Transportation (PBOT) will apply a fast‑curing asphalt treatment to the road surface, filling minor ruts and improving the pavement’s condition. During the application process, motorists will need to use temporary detours.

Map diagram showing the intersection and surrounding streets of NE Halsey St, including NE 60th Ave and NE Hoyt St, with red arrows indicating road directions and blue arrows representing turns.
Portland Maps image with MV News notation of detour routes. Red for I-84 Westbound and blue for eastbound Halsey

PBOT recommends eastbound drivers on NE Halsey use NE 81st Avenue at the Halsey Street roundabout, then turn onto NE Wasco Street. Next, people can use northbound NE 82nd Avenue to then turn onto NE Jonesmore Street, which reconnects with NE Halsey. Travelers intending to use I‑84 westbound should continue west on NE Halsey, turning south onto NE 60th Avenue, then take a right at NE Glisan Street to access the I‑84 westbound on‑ramp at NE 59th Avenue. Contractors will keep the I‑84 on‑ramp open during peak travel hours, but drivers should be prepared to use the detour if directed to by the onsite crew or signage.

View of a street with a bright green bike lane, traffic cones line the edge, and a construction sign indicating a temporary road condition.
New two‑way protected bike infrastructure on NE Halsey St

The two-day project work is just one phase of the overpass updates needed to complete this leg of improvements. Future installation of protective fencing over the bridge, striping of a new two-way bike facility over the bridge, and vertical separation of the two-way bike lane are tentatively anticipated in October 2026. That work will also require temporary lane closures. This activity is part of the NE Halsey Street (80th to 92nd Avenues) – Safety and Access to Transit Project, which aims to improve safety for those traveling outside of cars along this busy High Crash street. The new two‑way protected bike infrastructure on NE Halsey provides a continuous connection from the new mini-roundabout at NE 81st Avenue to NE 92nd Avenue. This upgrade links cyclists directly to existing bike infrastructure and creates new sidewalks for people walking to the NE 82nd Avenue MAX station from the business corridor and nearby residential neighborhoods.

Work schedules are subject to change. PBOT will update reader boards positioned along NE Halsey Street and the project website with the latest schedule information.

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Fire-Damaged SE 87th Site Cleared for 10 Townhouse Development

Crews recently cleared an overgrown parcel where a fire-damaged house at 2826 SE 87th Avenue had caused years of concern for neighbors who witnessed repeated illegal dumping on the property. The 95-by-180-foot lot is slated to support 10 new townhomes, offering future residents just under 1,000 square feet of living space across two floors. This development abuts the back of the three-story Jade apartments, nearing completion at 2905 SE 89th Avenue.

Aerial map of a residential area showing streets, houses, and a construction site outlined in red and a nearby green space highlighted in blue.
Portland Maps image with MV News illustration showing the The Jade apartments in red, right of 2826 SE 87th Ave

This area is zoned Residential Multi-Dwelling 1 (RM1), allowing low-scale multi-dwelling construction, generally two or three stories tall, with a 1:1 Floor Area Ratio (FAR). That provision would allow a single-story building to cover the entire property or two floors to occupy 50% of the land. Affordable housing can trigger a density bonus increasing FAR to 2:1. The zone also has a Minimum Density requirement for new housing of 1 unit per 2,500 square feet of site area. For this site, it is around a 6-unit minimum, but that can be adjusted based on site conditions.

The recent site activity cleared several mature trees and the remaining debris from the lot, which had sat vacant for years. A 2017 fire damaged the house owned by the Baker family for decades. The property was later sold, but suffered a catastrophic fire in 2021, which firefighters allowed to burn due to unsafe conditions inside the residence. In 2023, the city began foreclosure proceedings on nine distressed properties, including the one on SE 87th Avenue. Later, it failed to find a buyer at a foreclosure auction in January 2025 after a previous failed attempt in late 2024. According to Multnomah County records, Community Revitalization LLC acquired the property in March 2025 and sold it to its current owner a year ago for $265,000.

A view of a collapsed and burned-down building surrounded by overgrown grass and trees.
Site condition on September 12, 2022

The redevelopment work will provide ten new homes and replace a longstanding problem property. The units will not have attached garages. However, site development permits indicate it will offer some on-site parking for cars and bicycles, along with an outdoor common space and a shared trash enclosure. Building permits are still Under Review and could take several months before contractors can begin work. The recent clearing of the property should help alleviate area residents’ concerns about dumping, now that the site is visible from all angles, including from the back of the property, where a 40-unit complex will soon start welcoming new residents, providing additional eyes on 2826 SE 87th Avenue.

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Four Weeks of Groundwater Blending Tests

On Tuesday, August 4th, Portland Water Bureau began adding groundwater from the Columbia South Shore Well Field to the city’s Bull Run-sourced drinking water. Officials are making this change to test well equipment ahead of a likely seasonal need to supplement the water supply. Repeated activations, lasting around 10 hours, ensure crews can repair any deficient equipment before lowering reservoir levels or an emergency triggers a demand for well water. The Bureau says the mixed water can take up to two weeks to work its way through the distribution system, and they will update the public through the media and email when the system returns to 100 percent Bull Run water.

Aerial view of a solar panel installation on green grass, surrounded by trees and buildings, near a river.
Columbia South Shore Well Field. Courtesy Portland Water Burea

Portland uses groundwater during the drier months to supply ratepayers year-round, regardless of watershed conditions. Wellwater requires a complex system composed of pumps, chemical feed systems, and electronic controls. Because the bureau activates the alternative water source infrequently, service technicians must test equipment and the delivery network regularly to identify maintenance needs and issues. 40 million gallons of groundwater per day will enter the system on weekdays. People can expect the well water to provide between 0 and approximately 35 percent of the total daily water demand during the four-week service window.

In past years, the Portland Water Bureau blended water sources due to dry springs and early summer weather. Warmer weather patterns and increased water use have made well water a necessary component of the regional water supply. This groundwater system test helps beyond seasonal readiness. Although currently not under threat, the 2023 Camp Creek Fire in the Bull Run Watershed illustrated the need to maintain standby water sources for the Portland metro area. Beyond wildfires, stormwater runoff from heavy rains can also cause turbidity, which may justify the temporary use of well field sources. A Bull Run Filtration Project underway seeks to further protect the water source from event disruption by reducing water quality risks posed by fire, natural disasters, or potential disease-causing microorganisms. The City of Portland must begin delivering filtered water by September 30, 2029, to comply with regulatory requirements.

Close-up of the side door of a white truck featuring the 'Portland Water Bureau' logo with the tagline 'From Forest to Faucet', along with a phone number and vehicle number.
Portland Water Bureau mantanace vehicle

Even with filtration, groundwater will likely remain a core component of Portland’s water supply. Columbia South Shore Well Fields tap deep aquifers replenished year-round by rainwater. The Bureau assures residents that Portland’s groundwater supply meets or surpasses all federal and state drinking water regulations. However, the Bureau’s policy is to notify the public when activating groundwater sources so sensitive water users can take precautions. After operators revert to entirely Bull Run-sourced water, customers can expect it to take another two weeks for the lines to clear of groundwater.

Sensitive water users can sign up at the Portland Water Bureau’s website to receive notifications regarding changes to the water system. Customers with questions should call the Water Line at 503-823-7525 and watch for updates to this article when Portland’s water system returns to 100 percent Bull Run watershed-sourced water.


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Four-story Affordable Housing Near SE 89th and Powell Blvd

Construction fencing surrounds a 1962-era single-story home at 3326 SE 89th Avenue ahead of demolition that makes way for a new 31-unit affordable housing project called Alyssa Daye Gardens. The 32,500-square-foot, four-story wood-framed structure will offer affordable housing with ground-floor common spaces and support services. The project is led by the Mental Health and Addiction Association of Oregon, working under the name The Peer Company, which operates its Portland Recovery Campus next door to the site at 8935 SE Powell Boulevard.

Signage for The Peer Company displaying the logo and tagline 'Experts by Experience,' with a building and parking lot in the background.
The Peer Company’, which operates its’s Portland Recovery Campus at 8935 SE Powell Blvd

The project originally intended to offer 38 housing units, but further development refinements reduced that number. The main floor includes a lobby, community room, offices, private courtyard, and four of the 31 homes. The project will improve pedestrian infrastructure along SE 89th by connecting two sidewalk segments split by the soon-to-be redeveloped property. Infill housing development from 2001 created a 90-foot-long disconnected sidewalk to the north of the site, which can now connect to the existing sidewalk that connects to SE Powell Boulevard.

Blueprint for a proposed building at 3326 SE 89th Ave, Portland, showing a 4-story structure with a ground floor featuring 4 units and communal spaces. Notes on zoning RM1/CE and absence of onsite parking.
Posted site plan on the property

The Peer Company trains and coordinates people with lived experience of addiction and mental health issues to assist others in their recovery process. The Alyssa Daye Gardens will provide permanent supportive housing units for previously homeless families affected by mental health or substance abuse disorders. The regulated affordable housing is for people earning at or below 30 percent of the Area Median Income (AMI), with 20 one-bedroom units and 11 two-bedroom apartments. The Department of Housing and Urban Development (HUD) calculates that a single person’s 2026 30% AMI in Portland is $26,950 per year.

Aerial view of a modern building complex featuring a multi-story structure combined with a single-story section, surrounded by parking spaces and greenery.
Alyssa Daye Gardens rendering from the Oct 3, 2025, OHCS meeting packet – Holst Architecture 2024

This project includes rooftop solar power and received support from the Oregon Multifamily Energy Program (OR-MEP), which supports energy-efficient design of new and existing affordable multifamily rental properties. The Oregon Housing and Community Services (OHCS)—Oregon’s agency that provides financial and program support to create and preserve affordable housing—is also providing funds for this development, which has an estimated cost of $666,748 per unit. The project will remain affordable for at least 30 years as part of its public funding request.

The Alyssa Daye Gardens is designed for chronically homeless families with children, where at least one of the household residents has a mental health or substance abuse disorder. Project documents explain that designers used wood-look finishes, warmer colors, and large windows to improve daylight and views as part of the building’s trauma-informed design. It also features accessibility considerations for those with mobility challenges. A resident services team works one-on-one with resident families to establish personalized goals while offering resources and skill-building support for successful residency and long-term housing security. Additional resources in the adjacent Peer Company’s Recovery Campus offer peer support, community-based recovery groups, employment connections, and other program offerings.

A detailed architectural site plan showing an existing property line, building layout, and various marked features including parking spaces, utilities, and boundaries.
Alyssa Daye Gardens demolition plan Appeal 35120 – Holst Architecture

The demolition permit for the existing 762-square-foot structure is still under review, but it has passed its 35-day hold period. When crews remove that building, they will fill the basement and prepare the site for the on-slab construction. People can anticipate increased construction activity in the area and eventually a more connected pedestrian space. The Peer Company’s campus offers on-site parking with several stalls adjacent to the new housing development.

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Location, Location, and an Existing Drive-through

This year, deconstruction crews mostly demolished the former Burgerville location at 3504 SE 92nd Avenue, leaving just one wall standing. They proceeded to construct a practically new fast-food restaurant with a drive-through around that wall. This process of leaving minimal structure allowed the project to file for permits as a remodel project, rather than a new development, and to bypass a 2018 Portland City Council-enacted ban on new drive-throughs in commercial zones. This is a similar process used to create a new Chick-fil-A restaurant near Mall 205, where its Central Commercial (CX) zoning would not allow low-density construction. This process relies on rebuilding provisions in code designed to respect a property owner’s need to enhance an existing site by permitting work under its previous zoning rules. Consequently, the exceptions for built properties create additional real estate value for existing buildings that harbor attributes some businesses want, such as drive-throughs.

Construction site showing a partially finished wall with sections of foam insulation panels and an open window.
New drive-through window under construction at 3504 SE 92nd Ave

Permit applications noting the Oregonian’s incoming business and property ownership research identify Panda Express as the presumed future tenant of this building. It fills an Eastside gap in the American Chinese fast food brand’s Interstate 205-adjacent distribution and will give it a drive-through option for Portland customers, as it has at its Happy Valley, Oregon, location. Panda Express has not officially announced this location or stated if it will relocate an existing store to this space. This is possible because of a provision added when the City Council updated the rules. “Existing drive‐through facilities are allowed. Existing facilities can be rebuilt, expanded, or relocated on the site” for Commercial Employment (CE) zones in city code Chapter 33.130.260.

Map view of Portland, Oregon, showing nearby locations including addresses and distance for pickup options.
Panda Express online location map with MV News illustrations showing 3504 SE 92nd Ave

That text allows property owners to build a modern building for their business while still offering prohibited functions, such as drive-throughs. To some observers, the tactic used at 3504 SE 92nd Avenue appears to be an exploited loophole that circumvents city climate goals. However, to certain members of the business community, it is a necessary exception to code or zoning changes that officials enact before market changes support the new use of those sites. In this case, the new owners of the property at SE 92nd Avenue and Powell Boulevard expect that a drive-through-related business will continue to do well at the location, particularly given its location off a State Highway and near a freeway. They could have rebranded the previous building and opened it with minimal investment. Instead, they wanted to modernize the structure and worked within the confines of Portland regulations.

A construction site featuring two buildings, one primarily black and the other primarily white, with large windows. A safety sign is prominently displayed in front of the fenced area, indicating construction rules.

Until City officials remove prior-existence exemptions for projects like this, only market forces will reduce the number of drive-throughs in the city. When the property becomes more valuable for higher-density uses, people can expect redevelopment that does not retain its more car-centric character. Consequently, for fast-food restaurants in Portland, the famous real estate phrase may become “There are three things that matter in property: location, location, and an existing drive-through.” Work at the site is underway, with much of the exterior work completed.


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SE Division Crossing Update at 64th Ave

Crews recently prepared concrete forms in the center turn lane of SE Division Street at SE 64th Avenue. This work replaces a temporary pedestrian island installed in 2024 at a high-visibility enhanced crosswalk that connects to a Portland Parks & Recreation (PP&R) created paved bike path and pedestrian access way leading to Mt. Tabor Park. Cement masons will next pour concrete to create the raised protective infrastructure and construct a level pedestrian holding area at street level.

Construction site with orange traffic cones and caution tape blocking a section of the road in front of a residential building.

Pedestrian Refuge Islands are a nationally recognized tool for transportation engineers looking to assist people crossing a multilane road. It allows a pedestrian or cyclist to focus on one direction of cross traffic at a time and puts a person in a more visible space for drivers who may not notice someone waiting at the far left edge of their field of view. The in-street safety infrastructure also helps slow traffic making turns and causes passing motorists to reduce travel speed as the street narrows. Over the last few years, crews working with the Portland Bureau of Transportation (PBOT) have installed similar pedestrian islands at many locations on this street and 82nd Avenue.

Entrance to Mt. Tabor Park featuring a sign and a paved pathway bordered by trees.
Mt. Tabor Park SE Division St at SE 64th Ave paved bike path and pedestrian path near crossing

At the time of the PP&R path opening in April 2024, PBOT installed a temporary pedestrian island at SE 64th Avenue and Division Street, created from plastic delineator wands serving as a visual indicator to motorists of frequent pedestrian activity. Still, it did not provide curb-height infrastructure to further deter vehicles from driving through the space. Funding for this project comes from the Fixing Our Streets program, which allocates funds to replace temporary safety materials with permanent street elements through the Community Street Services category. This is an example of a case where temporary street safety infrastructure serves to prove a concept design and later to secure funds for a more significant investment.

Street view featuring a multi-family building with a sign reading 'Taber Way', a crosswalk, and a traffic sign indicating 'Bikes use X-Walk'. The scene includes parked cars, yellow bollards, and trees along the road under a clear blue sky.
SE Division St at SE 64th Ave crosswalk with temporary pedestrian island in 2024

People should anticipate ongoing construction in the area, which may cause brief delays. The pedestrian crosswalk is currently closed during the construction phase. Previous project work in this area reconstructed two curb ramps at the southeast corner of SE 64th Avenue and Division Street to the current Americans with Disabilities Act (ADA) standards. The median island work began on July 13th and will continue for another couple of weeks. People using the street should use caution and follow crew instructions.

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