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.
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Montavilla businesses will celebrate the Fall season with two district-wide events this month. On October 26th, the Montavilla East Tabor Business Association (METBA) invites everyone to the district for the annual Fall Crawl, and on October 27th, families can enjoy Trick or Treat Montavilla.
The idea of a Montavilla pub crawl grew in popularity in 2019 when Threshold opened the neighborhood’s second brewery in the historic SE Stark Street downtown. The concept grew into a more formalized event as part of METBA’s Harvest Festival and now includes a variety of activities, including a week-long shopping event for a chance to win a prize. People can pick up a passport and shop at 22 participating businesses from October 20th through October 26th. Customers turn in their passports on the 26th to enter a raffle. Additionally, bars and restaurants may offer participants special menu items and discounts.
Images courtesy METBA
On Sunday, October 27th, participating Montavilla businesses will open their doors for neighborhood trick-or-treating. The kid-friendly activity spans NE Glisan Street and SE Stark Street, allowing families to participate close to home. The METBA website offers a complete list of participating businesses and hours. Event times vary by location.
There is a chance of rain this weekend, but that rarely stops the people of Montavilla from heading out to enjoy the height of the Fall season. Consider looking for a break in the clouds or grab the raincoat and head out for Autumn fun in the neighborhood.
On Thursday, October 17th, TriMet leaders and members of Oregon’s congressional delegation gathered in a warehouse on NE Columbia Boulevard to address attendees. This celebratory event marked the $69 million public investment that will transform a former industrial site into a hub for hydrogen fuel-cell electric buses that will serve 82nd Avenue. Federal funds will help TriMet purchase the organization’s first zero-emissions buses powered by hydrogen and build the support infrastructure needed to operate the environmentally friendly fleet.
The Columbia Operations Facility is a vital component of TriMet’s transition to a zero-emissions bus fleet with a capacity for 250 buses. With a targeted completion date of 2030, the former Caterpillar Power Systems dealership site will play an essential role in meeting state and regional climate goals. The public transportation provider intends to replace its diesel vehicles over the next 15 years as it strives to operate an entirely zero-emissions bus fleet by 2040. In 2022, TriMet switched to renewable diesel for all fixed-route buses and WES vehicles. Earlier this year, they began taking delivery of new battery electric buses.
Conceptual rendering of TriMet’s Columbia Operations Facility
TriMet General Manager Sam Desue Jr. explained that the transition to zero-emissions technology will significantly impact the region’s climate goals due to the region’s sizable transit usage. “Where home to more than 1.6 million people. Our region is the 23rd largest metro area in the country and the 13th highest transit ridership,” said Desue. “As Oregon’s largest consumer of diesel, TriMet’s switch to renewable diesel made the state’s transportation industry greener. And now, with TriMet adding hydrogen fuel-cell electric buses to our zero emissions bus fleet, we will help create demand for green hydrogen hubs here in the Pacific Northwest.”
Eighty-second Avenue will become an early user of the hydrogen fuel-cell electric buses as TriMet works to convert its highest ridership, line 72, to a faster system. “The federal funding we’ve received will also help purchase TriMet’s first hydrogen-powered buses that will run along our future FX or Frequent Express bus rapid transit line, which will be coming at 82nd Avenue in the years ahead. These buses will be powered by cutting-edge hydrogen technology that will emit zero pollution into the communities that we serve,” explained Desue.
Event Speakers. Left to right: TriMet General Manager Sam Desue Jr., U.S. Representative Earl Blumenauer, and U.S. Representative Suzanne Bonamici
As a longtime advocate for improving 82nd Avenue, U.S. Representative Earl Blumenauer’s remarks focused on the opportunities these investments will bring to a transforming district. He noted the road’s history as a freight and private vehicle conduit has caused harm to the surrounding communities, but this project can make needed repairs. “Legacy highways have played a critical role in Oregon and around the country but no longer serve that purpose. They don’t work well, they’re dangerous, and they don’t invite development,” said Blumenauer. “I think we have an opportunity to transform a street that divides the region into a corridor that’s going to unite us.”
Event Speakers. Left to right: TriMet General Manager Sam Desue Jr., U.S. Representative Suzanne Bonamici, and U.S. Representative Earl Blumenauer
Funds for TriMet’s Columbia operation facility upgrades and the hydrogen fuel-cell electric buses come from multiple sources. A U.S. Department of Transportation grant from the Rebuilding American Infrastructure with Sustainability and Equity (RAISE) program provided $25 million, with another $5 million from community-initiated programs and the federal budget. However, a $39 million Federal Transit Administration contribution from its Low or No Emission Grant Program provided the bulk of the $69 million public investment. U.S. Representative Suzanne Bonamici celebrated the joint effort of the Oregon Congressional Delegation in obtaining this level of federal funding for a regional transportation project. “I understand and appreciate that it is the responsibility of the federal government to provide resources when projects are so big and so critical, and the local jurisdictions just can’t do it on their own. So that’s part of our role,” said Bonamici.
Conceptual rendering of TriMet’s Columbia Operations Facility
Closing remarks at the event recognized the enormous collection of people who contributed to this milestone and celebrated the green jobs created by this project at the Columbia facility. “We will train more operators, more mechanics at this location. This site will support hundreds of family wage union jobs,” exclaimed Desue. The site will look significantly different as new buildings replace the industrial landscape with environmentally supportive infrastructure that can improve communities across the Portland Metro area. Already, road users are seeing crews building new sidewalks, traffic signals, and road improvements in front of the TriMet facility at 4421 NE Columbia Boulevard. As TriMet readies for a hydrogen-powered future, work will continue on the NE Columbia Boulevard facility and eventually along 82nd Avenue.
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Montavilla houses two higher education institutions within the neighborhood boundary, giving many residents quick access to expanded learning opportunities. Thanks to an August 25th service update from TriMet, residents have another option available to them. Riders can now take the Line 25 (Glisan/Troutdale Rd) bus from Gateway Transit Center directly to Mount Hood Community College.
TriMet Line 25 after August 2024 update
TriMet Line 25 before August 2024 update
Line 25 now offers daily service, with buses arriving every 30 minutes most of the day. TriMet extended the bus route as part of its ongoing Forward Together Revised Service Concept. This update nearly doubles the eastward reach of Line 25, serving student transit needs for Reynolds High School and Mt. Hood Community College, where the line terminates. The on-campus bus stop makes public transit a more straightforward solution for many community college students, and its connection to the MAX light rail system at the Gateway Transit Center ensures that many other people can take advantage of this commuting option.
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The eight-story Timberview VIII Apartments at 540 NE 99th Avenue will open to new residents in October. Currently Gateway District’s tallest building, this mass timber affordable housing project brings environmentally forward construction to a prominent section of NE Glisan Street. The bar-shaped structure elevates income-restricted housing design and features apartments for households of varying sizes up to three bedrooms. The 105-unit multifamily building will connect to the community through a ground-level food hall that will support eateries within walking distance of a housing-dense area.
Array Food Hall rendering, courtesy Access Architecture
Array Food Hall rendering, courtesy Access Architecture
Array Food Hall, courtesy Access Architecture
The publicly accessible dining hall has four food spaces and one bar business arranged in a sawtooth pattern that provides definition for each business’s counter area. When open, guests can use the shared seating that wraps around the windowed walls or take items to go. Two restaurant units have full kitchens, while the other stalls offer smaller food prep areas suitable for deli or juice bar tenants. The building’s owner implemented the ground floor commercial space with a focus on supporting small business owners. Contractors will complete units to a move-in-ready state, so a business only needs to install their specific cooking equipment and branding. This level of buildout lowers costs for starting eateries that will not have pricey tenant improvement expenses.
Array Food Hall floor plan, courtesy Access Architecture
Although a convenient amenity for the Timberview VIII residents, the Array Food Hall is accessible independently of the adjacent lobby and leasing area. The food hall is a community resource that bolsters the Gateway District’s walkability. Zoning density in this part of Portland is second only to Downtown, and area residents will need to rely on transit and walkable destinations. Cyclists living in the apartments can access a main-level cargo bike parking room and a basement storage area. Around 70 residences offer additional in-unit bike storage, bringing the building’s bicycle capacity to 160. This project was approved before recent code changes reduced bicycle parking numbers, and the builder chose to stick with the higher capacity. Thanks to the developer leading this project, many aspects of this building go beyond the base requirements for affordable housing.
Stacked bike racks in basement parking room
Brendan Sanchez, Principal at Access Architecture, explained that the project’s owner, Rystadt Development, had a vision for this property early on. “One of the client’s primary goals from the get-go was that it be mass timber and affordable housing,” said Sanchez. “Our structural engineer was DCI, and they actually are the ones that connected me with the client.” Mass timber is a relatively new method of building using an engineered wood product to support a building that would often require concrete or steel. The wood-centric structure offers improved construction speed with large sections fabricated offsite, and the naturally grown materials used in the construction reduce a project’s carbon footprint.
Steel and concrete have high amounts of embodied carbon (carbon released into the atmosphere during production), so reducing those building products will have significant environmental benefits. Additionally, wood products sequester carbon, mitigating climate change. Trees pull carbon dioxide from the atmosphere as they grow, trapping carbon within their cells until the wood burns or decomposes. Buildings with mass timber products hold carbon within the structure for its lifetime. Mass timber has environmentally friendly benefits beyond the manufacturing process. The multi-layered, solid wood panels and beams weigh less than similar structural materials, allowing for smaller concrete foundations. This weight savings is also where the more expensive mass timber product can become competitive. In some soil conditions, heavier buildings require a more substantial footing, driving up an engineer’s time and construction costs. In those cases, the lighter mass timber building saves money.
The environmental considerations of this project continue inside the building, with radiant floor heating in each unit. High-end builders often install this feature in residences because it effectively distributes consistent warmth throughout a home. It is also energy efficient and should contribute to the development team’s goal of being a Leadership in Energy and Environmental Design (LEED) Platinum building. During planning, the project team targeted a LEED Gold rating but discovered that they could achieve higher energy efficiency with just a little more effort. This building will offer residents portable air conditioners they can install in units seasonally.
View from coworking space
The Timberview VIII building is one of Oregon’s first type IV-C construction type (mass timber) structures permitted through a codified code path instead of through permit appeals that previously allowed this building type’s construction, explained Sanchez. “We worked hand in hand with the City of Portland to make sure that when we submitted for permit review, they were already expecting what we were going to be submitting. To the City’s credit, they did a great job. I think everyone felt good about that process.” The Timberview VIII is not the tallest mass timber building. However, it is pushing the limits of the district’s skyline. “It’s the tallest building that we have designed. It’s not technically a high rise. It came in just under high-rise heights,” remarked Sanchez. “While our building currently will be the highest, we expect that other taller buildings will come online over the next five to ten years, so we just want to make sure that we have a building that feels like it is of high quality.”
Wood veneer panel protecting mass timber structure
Access Architecture designed the building to show off its unique structure and become a showpiece for the surrounding community and its residents. “We wanted to highlight the use of mass timber. On the exterior, we’ve carved away the building facade to reveal the structural system. It starts at the ground floor, where the public spaces are. Then that carveout wraps up the building on the South facade and terminates at the top level community room’s outdoor patio that has views towards Downtown and Mount Hood,” said Sanchez. Exposing the supporting frame of any building to the elements can weaken it over time, especially for wood products. “That’s a little bit difficult to do in the northwest. It takes additional consideration because of our weather and just the amount of precipitation we receive. So we were intentional about where we exposed the mass timber, and then in other areas, we wrapped it in a wood siding that still has the look of wood but is protecting the structural material,” explained Sanchez. Crews covered the exposed mass timber in a wood veneer product that uses natural wood glued on a panel with a protective coating. That product’s manufacturer warranties it for 20 years of outdoor exposure while still presenting the wood structure forward. “So that’s what we’ve used in the areas where we wanted to express the structural frame, but we didn’t want to have the actual structural frame exposed to the elements,” said Sanchez.
Community room and outdoor patio
The exposed timber became a key element within the building as well. “We tried to expose as much wood as possible with biophilic design principles, utilizing the natural beauty of the Doug Fur cross-laminated timber as ceilings,” said Sanchez. This design left many mechanical, electrical, and plumbing systems exposed to residents that tradespeople took care to keep organized along corridors. Lighting in this building is usually attached to the walls to avoid running electrical conduit over the wood panels. The LED lighting design creates softer illumination throughout the units and hallways in stark contrast to the sometimes harsh lighting used in other buildings. Residents will also benefit from significant natural light through tall windows in each unit and an eighth-floor amenity space that is all about the scenery. “We knew that it would be, at least for now, the tallest building in the area. So we have some great views and wanted to take advantage of that,” remarked Sanchez. The designers used part of the top floor for a community room and outdoor terrace where all building residents can enjoy a penthouse vista.
Westward view from the eighth floor patio
Many affordable housing buildings place community space on the ground floor, where having bedroom windows close to the sidewalk would make people uncomfortable. In this building, they split communal space between the top-level views and a ground-floor coworking space off the main lobby. This choice also provided more floor area for the public food hall, which should bring people from the neighborhood into the building. Diners within that space will activate this corner of NE Glisan and 99th Avenue, creating a lively streetscape that feels safer and attractive to those passing by. That effect is thanks to its tall glass storefront and rollup doors that can open in the summer. However, Sanchez explained maintaining human-scale design is critical to creating an attractive pedestrian space. The designers intentionally avoided a long glass wall around the first floor by using the building structure to create smaller compartments. “One of the unique things we try to do with this project, compared to some other projects, is you’ll notice the mass timber columns on the ground floor are pulled away from the building facade. When you’ve got large expanses of glass along a sidewalk, studies show that our brain starts to get anxious, and someone will walk past it a little bit faster because a long storefront can feel cold,” said Sanchez.
Crews installing outdoor awnings
Additionally, people at the base of the building will benefit from steel awnings attached to the mass timber frame, providing rain coverage and sun protection. In the summertime, the glass-paneled rollup doors can expose the food hall to the street and allow seating to extend outside. This indoor-outdoor connection should further connect the building with the community and make NE Glisan a lively space for people walking the streets.
Rollup door in food hall
The Timberview VIII Apartments will have six three-bedroom and 15 two-bedroom units, meeting a considerable need for family-sized affordable housing. “It’s hard to make family-size units pencil, but that was another commitment by the developers to have family units included, so we’re lucky to get a nice full range of unit types,” remarked Sanchez. The largest apartments feature two bathrooms and in-unit laundry hookups for those residents who want to use their own machines instead of the shared laundry room. Architects place the three-bedroom units on the south side of the building and offer expansive views of the street below.
Window placement in the Timberview VIII Apartments brings a tremendous amount of natural light into the building while shaping the outward design. “We have a tall and wide building, especially on the West facade, and so we wanted to break that up and introduce a little bit of playfulness on that facade by staggering the window openings. If you look at the elevation design, many of the Windows stack. We have two window types, a larger one and then a narrower one next to it. That narrower one creates a stepping visual as you go across the facade. It steps diagonally down to bring your eye down to the main southwest intersection,” explained Sanchez. The window openings within the siding also added to the texture of the structure. The designers used furring material to lift the metal panels out past the windows, creating the appearance of thicker walls with set-back glazing. Sanchez noted depth adds to the building’s visual interest and creates subtle shadows that people pick up on.
Cascade Management is currently accepting applications for units in the Timberview VIII Apartments. To qualify, residents can only earn up to 60% of the Median Family Income (MFI). In 2024, that means making less than $49,560 per year for an individual or $70,800 for a family of four. Units currently range from $1,168 to $1,760 per month. People will move in later this month, with the project team planning a grand opening ceremony in November. Expect to learn more about the food hall tenants as construction wraps up in that commercial space.
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On Thursday, October 10th, demolition crews with Buildskape razed the single-story auto sales building on the Multnomah County-owned property at 333 SE 82nd Avenue. As they prepared the site for an alternative outdoor shelter, workers removed the signage and high-intensity light poles used by RV and automotive sales tenants over the last several decades. In early 2025, people transitioning out of houselessness will begin moving into 29 one-room sleeping pods and receive support from site operator Straightway Services.
At an October 9th community meeting, engagement coordinators with the Joint Office of Homeless Services (JOHS) announced the final name of the shelter site. Up to this point, JOHS referred to the project under the working name of Montavilla Community Village. After consulting with community groups and business association members, officials selected the site name Oak Street Village. This final name establishes its location and will disambiguate it from a planned second Montavilla shelter location further south at SE 82nd Avenue and Mill Street. That other location will start development next year, with residents expected in 2026.
With the site nearly cleared of debris, crews will soon begin digging trenches for water and sewer infrastructure connecting to portable units that house showers, bathrooms, kitchenette space, and a laundry facility for residents. The site uses Pallet branded shelters for the eight-by-20-foot shed-style sleeping pods. Residents and staff will have 33 onsite parking spaces, trash services, and other communal spaces for pet relief and covered outdoor seating. Straightway Services staff members operate the site 24 hours a day, working from the office building at the SE Oak Street entrance.
Oak Street Village site rendering courtesy Multnomah County
Up to 40 adults can reside at the Oak Street Village. That number varies based on the number of couples staying at the shelter who can share a single sleeping pod. The JOHS-funded program intends for guests to have a limited stay at this site and use it as a stepping stone to finding stable housing. Rules of the shelter prohibit the use of illegal substances and alcohol. People may not possess dangerous weapons at Oak Street Village, and visitors are not allowed unless they are part of an approved support service. Residents will abide by quiet hours from 10 p.m. to 7 a.m., and Straightway Services will answer an onsite phone line available to the public to respond to questions or hear neighbor’s concerns.
These Oak Street Village policies and other considerations are part of a community engagement process that includes a lengthy Good Neighbor Agreement (GNA) working group process that is wrapping up ahead of the site’s opening. Representatives of the JOHS, Straightway Services, Montavilla Neighborhood Association, Montavilla East Tabor Business Association, and the City of Portland participated in the process and will sign the agreement. That document calls for a community advisory group to track set metrics for area livability and will meet quarterly to review and advise on changes that could improve conditions.
Montavilla News first reported on the County’s intentions for two former RV sales sites along 82nd Avenue at the end of 2022. Over the last two years, the County increased its engagement strategy and held several community meetings. Organization representatives on the GNA working group described the process as productive at the October 9th meeting. They said people can view a complete version of the document at an upcoming neighborhood association meeting planned for later this year. Once signed, it will become a public document for anyone to read, with amendments and other relevant data appearing online. Construction crews will work on the site over the next three to four months before Straightway Services takes over the property to ready it for guests’ arrivals around February 2025.
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On October 9th, the Prosper Portland Board of Commissioners voted to grant up to $750,000 towards reconstruction of the Portland Mercado after a January 3rd fire destroyed the Barrio Bar and damaged its surrounding building. The presentation that preceded the unanimous vote revealed that crews will reconstruct the bar space to its former configuration and show additions to the structure, creating more outdoor covered space at the ground level with newly accessible rooftop seating.
Portland Mercado pre fire, courtesy Portland Mercado
The nearly $2 million budget blends funds from fundraising, insurance, and now the awarded grant to Hacienda CDC that manages food cart pod unified by Latino culture. Located at 7238 SE Foster Road, this site fulfilled a community dream to develop the first Latino public market in Portland when it opened in April 2015. Organizers built the affordable retail complex on land owned by the City of Portland’s development agency, Prosper Portland. It offered a mix of interior and food cart space to emerging businesses until an early morning fire in January closed the main building’s shops and Commissary Kitchen.
Portland Mercado restoration budget slide from presentation to Prosper Portland Board of Commissioners
The outdoor facilities at Portland Mercado reopened not long after the fire, but the building remained shuttered until crews could repair the damage and reconstruct the weakened structure. Insurance payouts totaling $904,203 have taken time to coordinate. Presenters explained that the insurance compensation policy requires the bar space to be rebuilt to its previous configuration, and that process follows a restoration path that should return the building to its previous state. However, this construction project allows Portland Mercado to tackle expansion projects it planned to build prior to the fire.
Covered outdoor seating is critical to guest comfort at the Portland Mercado. The Pacific Northwest’s dependably rainy weather is exchanged for hot summer days, and diners appreciate cover in both circumstances. Rebuilding efforts will use the extra Prosper Portland grant money to create a larger building that can accommodate more seating outside the bar area. A new outdoor staircase will lead up to the second floor, where a covered rooftop seating area provides more space for guests and a neighborhood view away from ground-level activities.
During the remodel, the building will also receive new paint in an updated color pallet. Once reopened, a new bar vendor will likely take over the space. Barrio Bar’s owner Chris Shimamoto recently took a position at the Publican Beer Room within the Collective Oregon Eateries (CORE) food hall on SE 82nd Avenue. He explained he was not ready to reopen his own space again but was excited to return to bartending at CORE. Portland Mercado operators intend to file building permits this month, with construction starting in the winter. Crews should complete work in mid-2025.
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Starting the week of October 7th, crews working for NW Natural cut through the sidewalk on the west side of SE 76th Avenue at SE Morrison Street to install new gas regulators. The utility company will place the natural gas equipment below ground in protective enclosures consistent with City of Portland requirements.
This work will replace an existing natural gas vault on the north side of SE Morrison Street across SE 76th Avenue from the work site. The older equipment is located in the planting strip between the sidewalk and the curb at the base of a mature tree. The project underway will update the existing gas distribution infrastructure in the area, providing a modern and reliable fuel delivery system.
This work will involve demolishing the sidewalk in select areas and excavating a pit deep enough to contain equipment. Crews will install access ports for maintenance and pour new concrete to restore the sidewalk. Some in-road work may occur as workers connect the new regulators to gas lines and decommission the older equipment. Pedestrians walking in the area should use the east side of SE 76th Avenue until NW Natural completes work. Motorists and cyclists may need to navigate around heavy equipment working in the roadway at times during the project.
Sidewalk markings for a gas regulator painted on the west side of SE 76th Ave in October 2022
Update October 25th, 2024: NW Natural crews staged new gas regulator assemblies next to the open trench along the west side of SE 76th Avenue at SE Morrison Street. The two cement vaults are sitting below street level awaiting placement of the new gas main piping.
Update November 8th, 2024: NW Natural crews installed new gas regulator assemblies into their vaults. Soon they will place the concrete vault lids and reconstruct the surrounding sidewalk.
Update December 16th, 2024: Cement masons have completed sidewalk reconstruction over the new NW Natural gas regulator vaults on the west side of SE 76th Avenue at SE Morrison Street.
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On Saturday, October 5th, invited speakers, project staff, and cycling enthusiast gathered at the Gateway Green Park to celebrate the full reopening of the outdoor recreation area for bikes. The southern portion of the hilly and wooded park situated between two freeways was closed for years as crews constructed a second track for the MAX Red Line expansion. The restoration of this Portland Parks & Recreation facility was one of the final steps in the light rail service enhancement project called A Better Red, and today’s ribbon cutting marked that milestone.
Linda Robinson and Ted Gilbert (center) with others cutting ribbon
In early April, construction crews began working on the southern portion of the off-road cycling and outdoor recreation area. The newly completed TriMet transit bridge and track placement required significant earth-moving work, creating the opportunity to completely rebuild this section of the park while adding a universally accessible entrance that should attract new park users. Now, people can cross a bridge adjacent to MAX tracks that take visitors to the park’s high point right from the Gateway Transit Center. While parkgoers could always use the Interstate-205 Multiuse Path to access the park’s center and north entrances, this new southern approach is more direct and separates bike commuter traffic from park users.
Bridge leading from Gateway Transit Center to the Gateway Green Park’s southern enterance
Wilde foliage and newly planted trees in the southern section will take several years to approach the natural maturity seen in other areas of the park. However, this section of the track still offers mountain bike riders the winding gravel-based paths that make this a popular destination. Pedestrians will also enjoy Gateway Green Park, which has several benches and natural scenery. Despite wooded views, visitors are always aware of Interstate-84 and I-205 traffic surrounding the park. This land was once just unused space leftover from freeway construction, explained Ted Gilbert from Friends of Gateway Green. Efforts to transform this area into something other than scenery for motorists began in 2005. Gilbert and Linda Robinson, among many other community members, worked for years to create this park, securing funding and support. This ceremony commemorates the completion of the park’s third phase of development and delivers on its founders’ goals for this public resource.
Several vendors were onsite with loaner bikes and other transportation information as part of both the celebration and the Take Your Kid Mountain Biking Day, presented by NW Trail Alliance. Gateway Green Park is open daily from 7 a.m. to 10 p.m. and features a Portland Loo restroom, bike trail, pump tracks, and skills areas. Access to the park is easier than ever when entering from the Gateway Transit Center on NE 99th Avenue.
A group of 43 residents of the North Tabor neighborhood signed their names in opposition to the 2020 zoning change that has ushered in several apartment projects without off-street parking. The group feels the street parking congestion will create unsafe conditions for pedestrians and cyclists using the east/west greenway running through the neighborhood. Representatives of the neighbors addressed the Portland City Council on September 25th, and the North Tabor Neighborhood Association Board penned an open letter to city officials. The letter called for a pause of development in the North Tabor neighborhood and to prioritize their listed safety concerns. However, during a July 10th Public Meeting, resident comments about the 32-unit apartment building in question surfaced concerns other than vehicle storage. Additionally, curbside parking space is not yet at capacity in the area.
The existing three houses to be demolished looking southeast from NE 57th Ave and Flanders St
Kent Family Holdings plans to demolish three 100-year-old homes and one modern accessory dwelling unit (ADU) along NE 57th Avenue to construct an apartment complex offering 32 one-bedroom units split between two buildings. The three-story structures share a central courtyard area. The apartment complex features a ground-floor common room, leasing office, secure bike storage area, and trash room. People will access eight units from the main level, with the northern four having doors opening onto NE Flanders Street. Residents will access the upper 24 units by two courtyard stairwells attached to the southern structure. The buildings have dual walkway bridges linking each building’s open-air hallways on the second and third floors. All apartments have washers and dryers in the unit.
The Kent Family Trust began purchasing homes on this block in 2018, with the 1904-built corner home at 332 NE 57th Avenue. In 2020, they bought 320 NE 57th Avenue, which was nearly 100 years old but included a 2015-era detached ADU in the back. By 2021, they owned the 1910-built single-family home at 312 NE 57th Avenue. Then, in August 2023, the property owners requested an Early Assistance meeting with the city seeking guidance on a proposal to demolish three existing structures and build a 28-unit apartment building. The initial design included a courtyard, community room, and a tuck under parking lot.
Ground floor sitemap from Land Use 24-040947 Adjustment request
A year after consulting with the city, Kent Family Holdings submitted building permit applications for a development with four more units than first proposed and no onsite parking. This change to forgo on-property parking aligns with Portland’s goals to maximize housing in increased-density zoned areas with access to transit, bikeways, and resources within walkable range of people’s homes. However, some area residents rallied around a shared concern over street parking conditions. City staff upsized the zoning in this section of Portland to Residential Multi-Dwelling 1 (RM1) several years ago. This classification allows for low-scale multi-dwelling development up to three stories tall but smaller in scale than the Commercial Mixed Use 2 (CM2) zoning to the north and south of the property on NE Glisan and E Burnside Streets. The housing density recently built in response to the nearby CM2 zoned areas lacks onsite parking and has added hundreds of apartment units within a mile radius of the site. Residents have observed more vehicles parked on side streets as buildings fill with new tenants. The neighborhood group opposed to continued apartment development between the CM2 zones says that rapid growth in housing density has impacted livability and safety through constrained on-street parking. They expressed concern over their narrow streets and fear that cars will hurt non-motorists in this densely parked environment.
Portland Maps image showing site outlined in red on a zoning map
Parking issues often surround new housing developments when they deliver density at any size. Infill development will sometimes remove garages and driveways in favor of adding more residences to a lot, requiring street parking to meet residents’ needs. Recent changes to Oregon and Portland rules around zoning have removed many of the onsite parking requirements for housing and allowed multiunit construction on almost every residential property. As legislators intended, these changes have sparked new homes built in yards of existing houses. It has also incentivized the demolition of smaller structures to make way for new multiunit housing that uses more of the available land. Governments have limited ability to build new housing and rely on zoning code changes to convince private investment to create more inventory where planners feel the environment can support it. In Oregon, where regulations limit urban growth, cities must accommodate population growth through redevelopment instead of wider expansion. A prolonged housing shortage in Portland and constrained expansion have led to these zoning updates at a speed greater than some residents feel comfortable with.
NE 57th Ave and Flanders St looking south to apartments on E Burnside
Personal vehicle storage is often the first conflict experienced in rising density as it is a tangible concern for people to focus on. Navigating Portland without a car is more accessible than many places in the country. Still, it is not without challenges, and having access to a vehicle helps people secure better employment opportunities away from transit lines and facilitates the multistop trips families with young children of ten make. However, parking alone is not the only concern people have with redevelopment, and street parking in many Eastside neighborhoods is not at capacity. Some of the NE 57th and Flanders project’s online Public Meeting participants expressed other concerns besides parking. Some attendees said they preferred row housing because that would have created “family-sized” housing similar to what is already there. Another meeting attendee expressed his opinion that the renters of these apartments would not be members of the community, only living there for a few years and moving on. The national average for apartment turnover among renters is around two years, according to some estimates, but that varies by city and does not account for people who relocate within the same neighborhood. Also, community contribution is not definable by the duration of residency.
The group attending the meeting challenged the profit motive of the developer who is building a market-rate complex. The development team acknowledged the motive and noted that for-profit projects create the majority of new housing in Portland and are the primary builders of improved sidewalk infrastructure. The lack of an adequate sidewalk network was one of the community’s safety concerns. The builders also explained that this project will meet Portland’s Inclusionary Housing requirements with a percentage of units reserved as affordable to people earning below 80% or 60% of the Median family income (MFI). The city bases the number of units reserved on the income cap percentage a developer selects. A developer reserves 20% of units at 80% MFI or 10% of units at 60% MFI.
NE 57th Ave and Flanders St looking north to apartments on NE Glisan St
Although recent neighborhood efforts have targeted this 32-unit apartment project, they acknowledge this is just one of many developments contributing to their angst. The combined number of units constructed and planned in their area has some people in this neighborhood feeling like they are facing an undue burden as the city addresses the housing crisis. The neighbors hope to change the zoning to its previous level or, as one meeting participant put it, pay him a million dollars to move elsewhere. Many other Portland residents share his sentiment as they see property values rise and neighborhoods change, creating more redevelopment opportunities as they sell. The zoning changes in Portland do not force people to redevelop their property. However, their neighbors can and often do for the financial benefit it brings. Zoning can reduce the conflict between adjacent property owners who have different objectives for their properties, but planners do not intend zoning to be static; changes will happen as demand in the city calls for new density. The real estate market and property owners decide how fast the neighborhood redevelops to meet the new zoning standards.
NE Glisan St at 56th Ave with several newer multiunit developments
Frustration over changing parking conditions is understandable, particularly when people can no longer reliably park in front of their homes and have to walk a block or more. People often own cars and need to park them on the street if that is their only option. However, congested parking on streets is not necessarily unsafe. Narrow roads encourage drivers to travel slower, reducing the dangers for people walking and biking in the area. Some commuters cut through smaller streets to save time when heavy traffic jams primary routes. However, narrow and crowded side streets are less appealing to them because the slower speeds needed to navigate car-lined streets negate the value of the shortcut. Reducing through traffic in an area can increase safety.
This tension between residents and land use changes is a product of the transitional times cities face. Population growth demands new housing, and environmental goals have depreciated the value personal vehicles bring to society. Additionally, alternative transportation does not meet enough travel needs for all Portlanders, making cars a continued part of people’s lives. It is unknown if the North Tabor neighborhood’s call for a pause to development will find support in City Hall. Many of the concerns expressed have not occurred yet. As the zoning stands, builders in this area have permission to create the residential density officials are asking for as city leaders try to stabilize rising rents through rightsized housing inventory.
Article and photos by
Jacob Loeb
Main article rendering from Land Use 24-040947 Adjustment request documents
On September 30th, contractors working for the Portland Bureau of Transportation (PBOT) began installing speed bumps on SE Harney Street, working northward towards SE Division Street. The roughly ten-day project will connect the southwest corner of Mt. Tabor Park with people walking, biking, and rolling from the South Tabor, Foster-Powell, and Mt. Scott-Arletta neighborhoods.
Brix Paving Northwest crews will work from 7 a.m. to 5 p.m. daily to construct the traffic-calming devices on the new Greenway route. Asphalt speed bump application requires outdoor temperatures above 50 degrees Fahrenheit, so construction is weather-dependent. Crews will not need to close roads during installation. However, drivers in the area may experience delays and need to follow signage instructions and flagger directions to navigate around work sites. Motorists parking along the 60s Greenway may find some curbside spaces temporarily prohibited in spaces near construction activities.
Portland Maps image with the 60s Neighborhood Greenway route shown in blue
Street painting contractors will return to the greenway next month to apply sharrows, new crosswalk striping, and bike boxes to the road surface. Crews will also install new wayfinding signage along the route to help travelers navigate this part of the Safe Routes to School network. PBOT will daylight intersections as needed by removing some parking spaces near intersections where a stored vehicle blocks visibility at crossings.
In addition to painting and signage, PBOT plans to improve seven intersections along the new greenway. Road crews will add enhanced crossing treatments along SE 67th Avenue at SE Foster Road, SE Harold Street, SE Woodstock Boulevard, and SE Duke Street. Other intersections include SE Flavel Street at SE 68th Avenue, SE Harney Street at 72nd Avenue, and SE Division Street at SE 64th Avenue. Each of the seven intersections will receive new signage and high-visibility crosswalk striping. Workers recently completed curb ramp reconstruction at the SE Duke crossing.
Temporary enhanced crossing at SE 64th and SE Division near Mt. Tabor Park multi-use path
PBOT placed temporary crossing enhancements at SE Division Street and SE 64th Avenue as part of Portland Parks & Recreation’s new paved bike path and pedestrian accessway leading to Mt. Tabor Park. Contractors working for TriMet will reconstruct this crossing at a future date with input from PBOT staff during TriMet’s Powell-Division Safety and Access to Transit project.
When complete, the 60s Neighborhood Greenway will provide a comfortable route for people to walk and bike between Mt. Tabor Park and the Springwater Corridor. Portland has more than 100 miles of neighborhood greenways throughout the city that encourage lower traffic and low speeds for non-motorists safety while still allowing local access for people living on those streets.
Article and Photos by
Jacob Loeb
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