Developers will soon build twenty-four apartment units on NE Hoyt Street, creating greater housing density near a transit corridor. The proposal splits these homes between two multi-story buildings on a 100 foot-wide lot. A previous demolition permit seeks to remove the duplex currently at the site. The project is across a dead-end street from Gracelyn Commons, a fifteen-house development in phase two of construction.
A recent permit application reveals plans for a three-story building with twelve apartments. The application references another unannounced building next to it featuring an inverted layout. “New 12 unit 3-story apartment project at 9022 NE Hoyt st. Mirror image to apartment complex at 9032 NE Hoyt.” Provision Group bought this property in September of 2020 and has yet to demolish the existing homes on the property.
The design of the apartment complex is not yet public, and the issue of onsite parking is undetermined. The project’s designer, Bayard Mentrum Architecture, is currently working with the same developer on a nine-unit apartment near 8115 SE Yamhill Street. Other twin building developments in the area share a common center pathway between the two buildings. The designer may use a similar space-saving approach to this project. It is also possible to create tuck-under parking with a shared center driveway, although that sacrifices a considerable amount of habitable space. For this reason, many modern apartment projects reduce onsite parking capacity, particularly when near public transit options.
Located at 9022 NE Hoyt Street, these apartments are within walking distance from the Gateway Transit Center and joins other density-focused developments in the area. Up to now, Gateway area development has occurred east of I205. This northeast corner of Montavilla offers many of the same enticing transportation options that attract high-capacity housing across the freeway. This project on NE Hoyt Street is likely the first of many such apartment projects coming to the area.
Yesterday, The Portland Bureau of Transportation (PBOT) and the Oregon Department of Transportation (ODOT) reached an agreement to transfer jurisdictional responsibility of 82nd Ave by January 2022. This State Highway running through the geographic center of Portland is in poor condition and requires significant investments. The roadway’s deferred maintenance costs were the primary blocker to Portlands adoption of 82nd Ave into PBOT’s portfolio of streets. This new agreement establishes a price for those repairs and an outline for funding that work.
After years of negotiation, both parties assessed 82nd Avenue’s transfer cost at $185 million. Included in that sum are enhanced signals, lighting, ADA-compliant curb ramps, pavement repairs, and stormwater management. The total also contains money for urgent sidewalk and pedestrian crossing upgrades already approved last month. Three budgetary sources will provide the funds needed. A commitment from the legislature dedicated to fixing the most pressing safety and maintenance needs will supply $80 million. Another $70 million comes from an investment from ODOT and a $35 million commitment from PBOT.
This agreement is a significant achievement for a process that has taken over ten years to negotiate. It follows a deadly year for pedestrians crossing 82nd Ave. Transportation Commissioner Jo Ann Hardesty has focused her recent effort on fixing this roadway and placing its responsibility into her department. “The pedestrian deaths that have occurred recently are unacceptable but preventable with proper investment in safety infrastructure improvements. Portland is ready to take ownership of 82nd but will need adequate State funding to get it into a state of good repair. I’m appreciative of ODOT and the Portland Metro area legislators that have agreed these deaths are unacceptable, and am hopeful we can get the State funding needed to bring change to one of the most important streets in our City.”
Legislative approval needs to be in place before this agreement can move forward. Oregon House Speaker Tina Kotek and Oregon Representative Khanh Pham championed the deal between City and State. With their endorsement and growing support within the legislature, this plan seems likely to succeed.
Despite the substantial investment coming to 82nd Ave, work will only tackle projects ignored over years of neglect. To fully modernize the roadway, additional funds are required. That investment is far more likely to occur under PBOT’s ownership, making this jurisdictional transfer an essential first step to revitalizing the area served by 82nd Ave. Within a year, 82nd Ave could transform from a forgotten State Highway to a future community corridor of Portland.
Last week developers proposed a nine-unit apartment building on SE Yamhill street. The new three-story development will fill the recently created lot located west of 8115 SE Yamhill Street. Willamette Carpentry owns the property and will serve as the general contractor on the project.
Provision Investments sold the property to Willamette Investments at the end of 2020, having just bought it months before. The Provision sign is still on the property. However, their involvement with the apartment project is unknown. Willamette Carpentry recently worked on the NOTA apartment building on NE Glisan Street, located on the outside edge of Montavilla.
Details about the apartment building are not yet public. The project’s designer, Bayard Mentrum Architecture, has worked on several similar apartment projects over the years. If their past apartment designs influence this project, it should provide attractive housing density that will not dominate the nearby single-family homes.
Provision Group is wrapping up a remodel at 1205 NE 70th Ave. Originally built in 1928, the house received several alterations over the decades before this most recent work. Late last year, developers bought the property and split the lot into two parcels. They intend to build a new structure where the detached garage currently stands.
The home barely resembles its original form, having been transformed by previous remodels. Decades ago, the owners expanded the second floor by removing half of the pitched roof to expand the bedrooms to the outer edge of the building. The alteration created a near-flat roof in the front of the house and dramatically changed the building’s appearance.
The most recent upgrades addressed internal functionality and outward esthetics. Inside the house, crews constructed a second bathroom on the top floor. An upgraded Electric Panel adds capacity for the new bathroom and a rewiring of the existing bathroom on the main floor. The unfinished basement received five additional lights to brighten the space.
Outside, crews enlarged the front-facing second-story windows and added a small vent window between them. The exterior of the building received new siding painted with a white base and black trim. Square wood columns replaced the metal portico supports. Modern horizontal slat metal railings extend from the house and down along the stairs. Permit 21-015771 added a new 9-foot by 28-foot parking pad accessed by a new driveway onto NE 70th Ave. This addition will replace the onsite parking for residents, now that the previous parking is part of the new 6975 NE Multnomah Street property.
Expect this property to become available to purchase soon. Work on the new residence behind it could follow sometime after this home sells. The remodel repurposed the original home efficiently, without excessive waste. Although not a historical restoration, it better unifies the mixed-up renovations of the past.
After a year of inactivity, the Jenny Station Condominiums are under construction again. Crews are installing siding, having just finished wrapping the building a vapor barrier. Located at 2434 SE 92nd Ave, the 15 unit multi-family building begin framing in early 2020. Work all but halted a few months later with only minor progression in the summer months. During the winter, the unprotected wood greyed against the rain and snow.
The new work will seal up the building from further weather damage and potentially make way for the building’s completion. The new three-story apartment building will have a mix of two-bedroom units and one-bedroom units on each floor. The project’s website is no longer online. However, those 2020 marketing materials displayed a starting price of $169,000 for the condominiums.
The majority of the two-bedroom residences are just under 840 square feet, and the one-bedroom units are between 410 square feet and 486 square feet. This project will not provide off-street parking to residents. However, its location near SE Division and I205 allow quick access to bus and Max lines.
Jenny Station is one of the largest developments underway in Montavilla. Its potential to supply entry-level homeownership in the neighborhood could give young buyers options that are becoming increasingly difficult to find. Hopefully, this current increase in work marks a return of developer confidence and a future rise in density housing.
Portland Parks & Recreation (PP&R) recently created a Berrydale Park Skatepark Project page, featuring information about the proposed new amenities and a tentative schedule for community involvement with the planning process. The first community engagement meeting will occur this summer and is the best opportunity for residents to shape this development.
Funding for the new skatepark will come from System Development Charges (SDC) and not the City’s general budget, currently in negation. These enhancements are made possible thanks in part to voters approving Measure 26-213 last year. With additional funding, the park may gain improved pathways, updated playground equipment, and new site furnishings. Those furnishings could include lighting, drinking fountains, benches, trash cans, and signage.
When announced last month, there was substantial community interest in this project. PP&R quickly mobilized a Community Engagement Coordinator to lead this part of the development and start the outreach process. Below is the rough schedule for project milestones, of which the first four involve public communication. For the firm date of this summer’s listening session, keep an eye on the Berrydale Park Skatepark Project page and make time to express your vision for the park’s future.
Community Meeting 1 (Summer 2021) – Primarily a listening session. What’s important to the community?
Community Meeting 2 (Fall 2021) – Present skate park and park improvement design options based on what we heard in the first meeting.
Community Meeting 3 – (Winter 2022) – Refinements to designs we heard during meeting #2. We aim to cultivate community support.
Community Meeting 4 (TBD) – (If necessary)
Conceptual Design and Analysis – August 2021 to January 2022
Construction Documentation – February 2022 to June 2022
Arthur’s Automotive & Upholstery is expanding their shop located at 104 NE 80th Ave. After eight years in this location, they have outgrown the existing space and must increase the building’s capacity or risk turning customers away. The new all-metal structure will double their available workspace, giving them room to grow.
Permit application 21-037713 seeks to add 3120 Square feet of floor space to the existing shop’s 2980 Square feet. The new building will sit just north of the original shop, abutting to the current structure. A roll-up door leading onto NE 80th Ave aligns with an existing driveway, currently providing access to the storage yard. The new building is 40 feet wide and 78 feet long and will occupy a large portion of the unbuilt property. The new shop space extends east past the existing buildings, allowing for two more roll-up doors on the building’s eastern half. Those doors face south onto a gated yard.
This project will allow a growing business to remain in the neighborhood and continue to serve the community. Staying in Montavilla while expanding their business is appreciated by owners Veille and Nicole Arthur. “We are so grateful to have received so many referrals from all the neighbors. They really have made us feel welcome here all this time.”
This new expansion follows a recent repainting of the building and other property enhancements. Look for construction at the site later this year and reach out to the shop at (503) 760 6466 or ArthursAutomotive@yahoo.com if you are interested in having them work on your vehicle.
This summer, Multnomah University will begin work on a new athletics field that will host competitive men’s and women’s soccer matches. The project will create a regulation-sized synthetic turf soccer field with lights and a scoreboard. Beyond hosting games, the enhancements will support expanded student fitness and recreation opportunities.
Matches at the new field will be open to the public, and the University encourages neighborhood attendance. “We would love for community members to attend the games,” remarked Multnomah University representative Gina Berquist. Located at 8435 NE Glisan Street, the athletics field is accessible from NE Glisan Street, NE 87th Ave, and NE Pacific Street. However, due to COVID-19 restrictions, the upcoming fall schedule is unconfirmed and contingent on future guidance. The University’s Athletics site will post the fall soccer schedule when confirmed with other Cascade Collegiate Conference members.
The school hopes to wrap up the permitting process soon, allowing the completion of work by the end of summer and ahead of the upcoming season. When completed, this new field will provide residents with an opportunity to watch a favorite Portland sport played in the neighborhood. Keep an eye on gomulions.com for updates on the schedule and support the athletes by attending the games.
Cascade Collegiate Conference Schools
University of British Columbia Bushnell University Corban University Eastern Oregon University The Evergreen State College The College of Idaho Lewis-Clark State College
Multnomah University Northwest University Oregon Institute of Technology Southern Oregon University Walla Walla University Warner Pacific University
UPDATE – This week, crews began work on a four-story storage facility located at 1530 NE 67th Ave. Heavy equipment is resurfacing the site, and a Pile Driver is inserting new steel posts into the property line along NE Halsey Street. The posts will stabilize the road’s edge as soil removal clears the way for the building’s foundation.
The project is across the Halsey Street overpass from Montavilla in a location that has reminded vacant for over twenty years. With a value of over Six Million dollars, the project will deliver a substantial building to that corner. Look for construction to begin soon.
UPDATE – Portland Parks & Recreation created a Berrydale Park Skatepark Project page, featuring information about the proposed new amenities and a tentative schedule for community involvement with the planning process.
Yesterday Portland Parks & Recreation announced substantial investments in several neighborhood parks throughout the city. As part of that proposal, Montavilla’s Berrydale Park will gain a new skateboarding area with potentially more enhancements planned around the project. The new skatepark will join eight others in the Portland Parks system.
Last week, Early Assistance application 21-038776 outlined the potential upgrades coming to Berrydale Park beyond the approved skatepark. Mark Ross with Portland Parks & Recreation explained that the skateboarding area is the primary addition to the park, but other improvements could soon follow. “In the future, contingent on available funding, additional park amenities may include improved access, new site furnishings such as lighting, drinking fountains, benches, trash cans, and signage.”
With a total project budget of two million dollars ($2M), this work represents the most significant investment at this park within recent memory. Commissioner Carmen Rubio allocated one and a half million dollars ($1.5M) in System Development Charges (SDC) to this project, adding to the existing five-hundred-thousand dollars ($500K) in SDC funding. The added funds now allow for project planning to begin and ensures the completion of the skateboarding area.
Improvement to Portland parks is in line with city-wide efforts to curb a trend of violence and crime growing within the city. At a recent neighborhood meeting, Commissioner Mingus Mapps explained how after-school activities and the return of community programs outweigh increased policing in his plans to reduce crime. “If you are out doing something constructive, then you are not out doing something destructive.” Commissioner Mapps’ plan does not directly rely on park resources. However, these long-term investments by Parks & Recreation will create constructive outlets for the community, reinforcing other programs aimed at changing behavior.
The Berrydale Park project is scheduled to complete construction sometime in spring 2024. Within the coming months and years, Parks & Recreation staff will create proposed designs and engage with the community around this project. Look for opportunities to get involved when that phase of planning begins.
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