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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Starting Sunday, April 16th, TriMet will temporarily close four MAX stations between the Gateway Transit Center and NE 7th Avenue. The light rail disruption will last through Saturday, May 6th, requiring riders to use shuttle buses for transit connections. The 21-day construction window facilitates track tie-in work near the Gateway Transit Center for the A Better Red MAX line extension and maintenance work near the Hollywood Transit Center, replacing rail and ties. TriMet staff suggests travelers plan any trip through this section in advance, as bus lines could see an increase in ridership as people take alternate routes to their destinations.
The station closures affect all MAX Blue, Green, and Red line trains. However, shuttle buses will run every five to seven minutes for Blue Line riders. MAX Green Line trains will only run between Gateway Transit Center and Clackamas Town Center. MAX Red Line trains will only run between Gateway Transit Center and Portland International Airport, with no service west of Gateway Transit Center. TriMet asks people to use MAX Orange or Blue Line routes for trips west of the NE 7th Avenue Station. Orange and Yellow Line trains will travel uninterrupted with regular service.
TriMet provided map of shuttle bus service from April 16th through May 6th
TriMet’s, A Better Red project began construction in September 2021 and is set to complete in fall 2024. Work on the commuter rail system extends the MAX Red Line west to serve ten more stations in Beaverton and Hillsboro. The project also improves schedule reliability for the entire MAX system by adding a second track near Portland International Airport and Gateway Transit Center. A new bridge spanning Interstate 84 at Gateway is required to support a second track and will provide a multimodal access point to the north end of the Gateway Green off-road cycling park. Prolonged disruptions to public transit are a burden for regular riders, but these improvements should help speed up routes and make for a more reliable system.
TriMet provided video about work occurring this month
By
Jacob Loeb
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At 2 a.m. on April 6th, Portland Fire & Rescue (PF&R) responded to a fire inside the former Elks Club at 711 NE 100th Avenue. The David Douglas School District owns the derelict building and planned to demolish the 1975-era community hall sometime this summer. Several past fires had caused damage to the building, preventing firefighters from entering the structure safely. Consiquentullay, crews employed a defensive fire attack strategy, working to contain the fire from outside.
Image provided courtesy Portland Fire & Rescue
Although PF&R did not enter the burning structure, firefighters forced open exterior doors to ensure that the building was clear of occupants. Emergency workers reported no injuries due to this two-alarm fire. PF&R received reports of people running away from the abandoned building before crews arrived but did not observe it themselves. This fire generated a massive volume of smoke, and the collapsing structure posed a hazard for those working around the building. Crews extinguished the fire before noon, but PF&R staff remained on site to monitor the smoking rubble for flare-ups.
Photo by Greg Muhr, provided courtesy Portland Fire & Rescue
The David Douglas School District intended to demolish the 12,852-square-foot building since buying it in 2015. Over those intervening years, the building has suffered a fair amount of vandalism and has housed many squatters. This property will eventually support a new school, but that work is several years away and dependent on future funding. Demolition workers who intended to start work on this site before the fire must shift plans to deal with the new site conditions. However, the result will be the same, with the building removed and the basement filled in. Expect to see that work expedited as the remaining structure is potentially dangerous in its current condition.
By
Jacob Loeb
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Last week, road crews reopened a freshly paved and curbed two-block segment of SE 64th Avenue next to the Mt. Tabor Maintenance Facility. This work builds the base infrastructure for a new multi-use pedestrian and bike path from SE Division Street to the southwest corner of Mt. Tabor Park. The street improvements and path are the only publicly accessible portion of the Mt. Tabor Central Maintenance Yard Project currently under construction.
Later this summer, cement masons and landscapers will create 500 feet of multimodal pathway between SE 64th Avenue at Sherman Street and SE Division Street. When opened, this pathway will provide a much-needed shortcut to the public recreation space for those living south of the park. However, the new rainwater management on this street will also improve conditions. An array of unlined stormwater planters will collect and absorb rainfall as it runs downhill, with overflow captured by the city’s underground system. Water runoff from Mt Tabor is significant, and this update will fight erosion on this sloped topography. Unfortunately, the project did not create sidewalks on the west edge of SE 64th Avenue, and the asphalt surface ends in a gravel shoulder.
PP&R site plan
Over a year ago, crews began construction at the Portland Parks & Recreation (PP&R) property to modernize the central maintenance facility at Mt Tabor Park. The improvements stemmed from a 2014 patchwork of funding that implemented plans from 2009. The Mt Tabor Yard is the primary dispatch point for PP&R maintenance and nursery services across Portland, with over 140 maintenance employees working from this location. The street improvements and pathway are minor compared to the overall project but will immediately impact park access. Once the new maintenance yard is fully operational, city crews should be more efficient in their efforts to keep the park system functioning.
PP&R illustration from the Mt Tabor Central Maintenance Yard & Nursery Master Plan
By
Jacob Loeb
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The African Youth & Community Organization (AYCO) moved into the group’s Dream Center at 2110 SE 82nd Avenue in January 2023. This new location is the first permanent space for the 501c3 nonprofit organization. It moved from a temporary office on NE Glisan Street, where two affordable housing units will soon break ground, prompting their relocation after only two years. As the first long-term occupants of this modern building on SE 82nd Avenue, the youth-focused group has plans to build out the unfinished space but still needs further funding to implement those changes. However, investing in the culturally specific community center is already expanding services for an often overlooked segment of Portland’s population.
Executive Director Jamal Dar founded AYCO in 2009 with an emphasis on athletics and mentoring. Thanks to the helpful staff and donors, he continues to grow the organization to support entire families and the wider community. This new building is the next significant leap for the organization, which already serves thousands. “AYCO serves over 25,000 community members every year, with youth development, skill building, environmental education, workforce development, mentorship, and leadership. We serve over 11,000 students every year,” recounts Dar. His group partners with six school districts with 575 students enrolled in its after-school program. In-school staff called Cultural Navigators are available to students in the participating districts. They offer educational support and mentoring with an understanding of the challenges faced by immigrant and refugee youth.
Jamal Dar at the new AYCO Dream Center
Jamal Dar explained that serving the children alone is not enough to build success for students. The family’s situation influences a child’s future. This realization is why AYCO expanded to support parents, providing them with tools to participate in the education process. “We’re dealing with a multi-generational model where our children will grow up here in the culture, creating a barrier between them and their parents,” said Dar. In some cases, the child acts as the family translator and can take advantage of the situation to filter out the negative aspects of their behavior at school. AYCO informs parents of their right to receive translation services from the school and helps them interface with educators successfully. Dar also emphasized the cultural difference in American education, explaining that many African communities will not require parents to participate in school matters. However, in Oregon’s schools, parental involvement is an ingredient for academic success.
When AYCO moved into the NE Glisan Street location two years ago, it provided a needed boost in facilities, helping expand their support services. Similarly, this latest relocation will also help grow the organization. However, the move was faster than Jamal Dar had planned. When they took the short-term lease from Metro in 2021, Dar hoped redevelopment plans would include AYCO in the new affordable housing project as part of the ground floor programming. Ultimately, Metro did not select the development proposal that included AYCO as a service provider at the site, forcing them to relocate permanently ahead of the building’s demolition. Fortunately, several funding sources materialized to secure a new space. However, not all funds were available in time, prompting the need for a bridge loan to help AYCO buy 2110 SE 82nd Avenue. The nonprofit community development organization Craft3 stepped in to fill that financial gap, which Dar hopes to repay later this year.
Draft plan for 2110 SE 82nd Avenue’s fist floor
As the AYCO staff complete the acquisition phase of the Dream Center’s development, they must consider how to shape the raw space into the community center that they envisioned. Working with an architectural firm, they’ve crafted a draft proposal for the interior configuration. Dar has those building plans displayed on the back wall of the 82nd Avenue building, letting visitors imagine where the new walls will land in the open room. It features an ample event space at the front of the building allowing for organization lead gatherings and rentable space for personal celebrations. Plans call for segmenting the reaming two-thirds of the building to serve specific programs.
Ahlam Osman, the Youth Environmental & Workforce Development Coordinator at AYCO, explained that this transformation will take years. “So we have the outer shell built, but they’re going to continue building it, building walls and making it into an actual center. That’s going to take about two years for it to be complete.” Osman described how each area would enhance the organization’s offerings. “We’re going to have an adult daycare—a space for the elders in our community to come together and drink tea. Just having a space where they can relax and connect is important for our community. We like to talk and discuss,” said Osman. “We’re also going to have a childcare area, that’s a huge need in our community, and we currently don’t have any childcare facilities that’s culturally specific.” The plans have designated rooms for homework assistance and training classrooms. AYCO leadership envisions an organization that can serve pan-African youth from kindergarten to college. They’ve also planned space for a media room to foster podcast productions, giving voice to their community.
Osman appreciates the new space’s potential and how it benefits the African immigrant and refugee population. They can expand beyond the established youth programs, educating adults on navigating all the systems of American society. Recently they hosted a discussion about renter’s rights. “Our communities are [mostly] renters, not homeowners. So a lot of them want to learn more about what their tenant rights are and how to talk to their landlords because their landlords are not receptive to the issues that they bring up,” explained Osman. Much of this information is available from other sources but not as accessible to everyone. “There’s a lot of Somalis who live in this county and who live in this neighborhood. I don’t really see there being options for translated materials,” remarked Osman.
According to Osman, that barrier to information extends into political participation. “We’re definitely not as engaged [as others], and I think a huge reason for that is because of a lack of education. They all know what the problems are and what the issues are. They just aren’t aware of how to solve those issues on a structural level. Not understanding the system, and the language barrier, are all contributors to the lack of civic engagement. I also feel like our elected officials and local politicians don’t do a great job coming to our community and meeting us where we’re at. I just think there’s a huge disconnect between our local politicians and our community,” said Osman.
Part of the disconnect comes from a structural difference in how this community communicates. “We collect data differently than the way it’s traditionally collected through surveys. We as an organization collect qualitative data through storytelling, dialogue, and conversation,” explained Osman. This approach is a culturally specific method for imparting experience and often clashes with established techniques used to quickly harness data and normalize it to appear on a chart. “It’s really hard to capture quantitative data, and that’s usually what’s being asked for,” said Osman.
Although information-gathering approaches differ, pan-Afican community members face similar income and living expenses issues as many Portlanders. “Housing is huge and the main issue that gets brought up. We do a lot of wrap-around support and assistance, but it’s not really sustainable because there are a lot of underlying issues like a lack of employment. It’s really hard for the elders in our community to even find jobs because of the language barrier. You have to know fluent English to get a job, or they’re being mistreated and abused by their employers because they don’t know English, and they get taken advantage of,” explained Osman.
As with other population groups in the area facing rising housing costs, the African immigrant and refugee community must move further east. That can further isolate children as they relocate away from services. “Transportation is a huge barrier for our youth, they have to ask their parents for rides, but their parents work. We used to have a van, but it got stolen. We’re also trying to encourage our students to take the bus, but safety is a huge issue. A lot of our youth are black and Muslim and just don’t feel safe taking it,” said Osman. Jamal Dar reiterated that sentiment, saying the 2017 stabbing on the MAX train was a significant moment for his community. That attack began as a verbal anti-Muslim assault on two black teenagers, ending with two dead and one person critically injured. That incident still makes some Muslims hesitant to ride TriMet. This new center is closer to the people they serve and on a busy bus line. However, several changes are needed to make this center more accessible by public transportation. AYCO staff are looking forward to TriMet improvements to bus safety and a greater acceptance of headwear worn by some Muslim women. Osman also hopes to see a permanent student free-ride program for Portland Public and David Douglas School Districts.
Ahlam Osman began working with AYCO seven months ago while studying community development at Portland State University. She is excited to work in this position within her chosen field. “My job is very much tied to what I’m studying and what I want to do in the future after I graduate,” said Osman. “I lived in Portland my whole life. I’ve never felt like I had a place to call home outside of my actual home. I never imagined us having our own Community Center. So I’m really excited to see this building fully built because it makes me want to stay here in Portland.” AYCO is still searching for funding and volunteer support. People interested in helping develop the program and donating to this group can find more information on the organization’s website.
By
Jacob Loeb
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Work is underway on two common-wall homes at NE 90th Avenue and Everett Street, each with an attached Accessory Dwelling Unit (ADU). The residences feature unique floor plans with a split-level layout over three floors. A single-car garage and driveway in front of each house offer some onsite parking for the residents.
Unlike many common-wall developments, 8955 NE Everett Street and 8957 NE Everett Street do not share a similar floor plan, although they have roughly the same features. The garage and entryway are at grade level, and the owner’s suites sit above. Those large bedrooms feature tray ceilings, double vanity ensuite bathrooms, and walk-in closets. A short flight of stairs leads up from the entryway to the open-floor-plan main level that stands six feet above the ground floor in the back half of the building. Stairs leading up to the top floor have a mid-rise platform allowing access to the owner’s suite. Two bedrooms and a full bathroom occupy the uppermost level of both homes. One unit has a full laundry room, while the other offers a side-by-side laundry closet.
Side view of foundation showing entrance retaining wall for 8957 NE Everett Streets ADU
Below both houses are daylight basement ADUs, built only two and a half feet below grade. These one-bedroom units have a stacked laundry closet, a full bathroom, and a single-wall kitchen. With most of the ADU unit’s walls above ground, they support many full-sized windows that should offer natural light. Discrete ADU side entrances should give those tenets privacy and autonomy from the residents above. The architect’s placement of large back decks six and a half feet above the backyard, and staggered from north to south, also adds to the separation of living space.
The architect on this project, Thogerson Designs, has drawn from mid-20th century inspirations while using modern shifting of design elements to break up the building’s massing. The common-wall structure will share a cohesive appearance but still clearly define each residence. The number of stairs residents must traverse in a day is perhaps the only detractor from the chosen layout. Otherwise, it offers a creative way to blend housing density into a traditionally single-family area of Montavilla.
View into the front of the homes looking north
Update July 22nd, 2023: Crews have completed framing and work will soon transition to interior projects.
Update November 25th, 2023: Exterior work is finished and the project should be nearing completion soon.
Provision Investments is seeking a buyer for its 35-foot wide lot at 8416 SE Clay Street. The offer includes permitted plans for a three-story nine-unit apartment building. The project, proposed in 2022, could provide three studio and six one-bedroom residences ranging in size from 358 to 505 square feet. The property’s purchaser could opt not to build the planned multifamily building. However, the sellers priced it as a development-ready project, financially incentivizing a new owner to construct it as proposed.
Unimproved segment of SE Clay Street
This undeveloped lot was previously attached to 8406 SE Clay Street before its sale in April 2021. The proposed multifamily building would have featured a communal bike room and internal trash facilities. The Real Estate Flyer for the listing show plans supporting an internal stairwell with most units accessed from interior hallways. Permits and listing documents do not mention onsite parking, and at just 3,500 square feet, there is likely insufficient space to support automobile storage. This segment of SE Clay street is an under-improved road with no sidewalks or curbs, limiting curbside parking in this area. However, residents could utilize the 72 TriMet bus line within 900 feet of this apartment building.
Those interested in taking on this development should contact Darryl Bodle II with Keller Williams Realty at 503-709-4632. Property details are available on Zillow, including some building plans and site photographs. Any future work on this project will likely wait until the current owners sell this property. However, the development of this vacant Residential Multi-Dwelling zoned lot is all but certain.
Image from Portland Maps
By
Jacob Loeb
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In the summer of 2021, REEF Technology expanded its network of mobile ghost kitchens across Portland, adding one cluster in Montavilla along SE 82nd Avenue. The Miami-based company bet big on delivery-only food service, a decision that seemed prophetic during the pandemic. However, that early success did not last and was particularly unsustainable in Portland. Now all locations are closed, with most former sites cleared of the brand’s equipment. Only one ghost kitchen cart remains at 1133 SE 82nd Avenue. It is locked up, and the NBRHD.com website that once solicited new clients is offline.
REEF site at 1133 SE 82nd Avenue in 2021
As reported by Sophie Peel in the Willamette Week, REEF Technology recently ceased most, if not all, operations in Portland. Several years ago, the company’s business model was seen as the future of food service thanks to the popularity of app-based delivery services like Uber Eats, DoorDash, Grubhub, and Postmates. The company leveraged a nationwide network of parking lots into delivery service hubs that offered low rent and easy access. Each food cart ghost kitchen could prepare food under various brands, cutting labor costs and flooding delivery apps with an onslaught of culinary options. The December 26th cover story in the Willamette Week detailed the troubled Portland rollout by REEF Technology. That article noted that many large brands had recently severed ties with the ghost kitchen prover, including Jack in the Box, Burger King, and Popeyes.
Ghost kitchens were not an invention of REEF Technology, nor are they likely to disappear entirely from the landscape of American dining due to this recent setback. A detailed analysis of this model will one day explain the rapid rise and fall of REEF Technology’s Neighborhood Kitchens brand. However, for now, most Portlanders selecting food for delivery will find they come from a brick-and-mortar restaurant.
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Work on the Jacksons convenience store and gas station at 515 NE 82nd Avenue closed one lane on NE 82nd Avenue and NE Glisan Street as crews construct new sidewalks around two sides of the 40,250 square foot property. Construction of the new fueling station pumps and retail building is nearing completion, and now cement masons will build wider walkways around the site. The southbound TriMet 72 bus stop in front of the property is closed during this phase of the project. Riders can use the temporary stop across NE Glisan Street by Washman Auto Spa.
Over the following weeks, one southbound lane of NE 82nd Avenue and one westbound lane of NE Glisan Street are closed to traffic near the property. Sidewalks detour pedestrians onto the roadway to bypass the construction. However, until workers complete the new walkway, it is recommended that people use the opposite sidewalks while walking in this area. In addition to the expanded sidewalks with fewer curb cuts to navigate, pedestrians will soon have a corner public plaza to rest at.
Site Plan as presented to the Montavilla Neighborhood Association by PM Design Group, courtesy Jacksons.
This location will soon become safer for people thanks to an expanded pedestrian realm and a reduction in places where a vehicle crosses the sidewalk. Developers reduced curb cuts into this area in half, taking six entry points down to three and pushing them away from the corner crosswalk zone. The project designers also relocated the convenience store closer to the sidewalk so shoppers not traveling by car can have safe entry. Expect construction to continue into summer, with a store opening date later this year.
TriMet 72 bus stop temporary relocated on the south side of NE Glisan in front of Washman
By
Jacob Loeb
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McGuirl Designs & Architecture recently announced plans to create a 30-unit apartment complex at 33 SE 83rd Avenue. The two-building development will replace an existing single-family residence and an adjacent empty lot with three floors of housing. Both buildings will support nine two-bedroom and six one-bedroom units evenly dispersed on each level. Residents will access apartments on the upper floors through exterior stairwells that lead to a central walkway between the structures.
Two-story home to be demolished if development proceeds
The layout and scope of this 19,284-square-foot project could change significantly before work begins. In 2018, the previous owners of this property proposed an eight-unit apartment building. During that early development work, demolition crews removed a detached storage structure from the now vacant lot. That project did not succeed, and in the summer of 2020, Montavilla Green LLC bought the home with the undeveloped parcel. The new owners have not yet submitted demolition permits for the 1946-era home or building permits for the two new multi-family buildings. However, the architect has made the required notice to the neighborhood association, indicating there is momentum behind this proposal.
Portland Maps image with MV News illustration
This property is next to and behind commercial properties in a Commercial Mixed Use 2 zone that promotes this type of development. The site is close to the intersection of 82nd Avenue and Burnside Street, making it an ideal location for public transit users. It will also provide protected bike parking for residents who want to use that mode of transportation. This development will contain inclusionary housing units as required in projects with more than 19 units. Look for the developer to submit building permits later this year, with work likely beginning in 2024 or later.
Empty lot where detached garage once stood
By
Jacob Loeb
Disclosure: The author of this article serves on the board of the Montavilla Neighborhood Association.
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Crews working with the Portland Bureau of Transportation (PBOT) will rebuild several corners on SE Stark street at the intersections of SE 88th, 89th, and 90th Avenues. Work will demolish the existing corners and curb ramps, replacing them with updated versions that better meet city standards for accessible infrastructure. City staff will relocate and upgrade storm drains at many of the corners, preventing flooding at the ramp’s edge. This section of SE Stark Street lacks consistent sidewalks. Consequentially, some new corners will lead to unpaved paths.
Northwest corner of SE 89th Avenue and Stark Street
Developers of the two properties fronted on SE Stark Street between SE 89th and 90th Avenues neglected to install sidewalks. Building codes did not require pedestrian infrastructure at the time of construction. Instead, the front of the properties features mature trees and a degraded asphalt parking lot. Recently one of the businesses closed, while the Filipino American Association uses the other building for their events. Complete sidewalk infill on this block will likely wait until substantial work on the adjacent property triggers mandatory curb reconstruction. However, the new corners should help people transition from the street to a flat surface before traveling through the parking lot.
Image from Portland Maps with illustrations by Montavilla News
These improvements are a small step towards making a pedestrian-friendly path along this major roadway. Work will likely occur sometime this summer, depending on crew availability. When construction begins, pedestrians should favor the south side of SE Stark Street to bypass any sidewalk closures.
Northeast corner of SE 89th Avenue and Stark StreetNorthwest corner of SE 89th Avenue and Stark StreetNorthwest corner of SE 90th Avenue and Stark Streetshowing some sidewalk construction
By
Jacob Loeb
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Neighborhood news site focused on buildings and changing businesses