Category: Construction

Apartments Replacing Cinderblock House on SE 80th

The cinderblock home at 235 SE 80th Avenue is boarded up and fenced off, awaiting demolition. After crews remove the 1949-era single-family residence, the new property owners will construct a three-story apartment building. The new structure will support 11 units of housing. Eleay Properties bought the house in 2019 and started the permitting process to build the multifamily development. Tenants, who have occupied the property since its purchase, have moved out ahead of the impending work.

In addition to the new housing, the developer will plant a new street tree and construct a carriage walk – a small cement path in the furnishing zone that bridges the planted gap between the sidewalk and curb, allowing people to exit a vehicle without stepping on the grass. An Early Assistance application for the project scoped 12 units and seven parking spaces. However, the submitted permit application text does not mention parking and proposes one less apartment. Expect to see demolition occur in the early part of the year.


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New Corners on NE 74th and Glisan

Update: Crews working with the City of Portland reconstructed a corner at NE 74th Avenue and NE Glisan Street this week. The Portland Bureau of Transportation (PBOT) plans to improve sidewalk curb ramps on two other corners at this intersection later this month. Developers of new affordable housing in the area will reconstruct the southeast corner of this intersection as part of the redevelopment of that site.

Construction barricades temporarily blocked the main entryway for the Hour Glass Pub at 7401 NE Glisan Street during concrete work on the northeast corner. Electricians installed conduit and mounting posts for new pedestrian crossing signal poles to replace the units currently mounted on a wood utility pole. Crews also installed updated storm drains near the curb ramps on each street’s edge. These wastewater inlets will handle extreme rain events better, keeping the corners clear of standing water.

This work will bring the intersection into compliance with the Americans with Disabilities Act (ADA) and better manage stormwater that sometimes floods this area of NE Glisan Street. Expect work to continue on the two westward sidewalk corners over the next month.


Article originally published September 25th, 2022

City engineers plan to improve three sidewalk corners at NE 74th Avenue and NE Glisan Street. Construction at the adjacent affordable housing project will reconstruct the fourth corner of this intersection sometime next year. Although curb ramps already exist at this intersection, they no longer conform to the Americans with Disabilities Act (ADA) standards and need updating.

The NE Glisan Street crossing at 74th Avenue serves a crucial role in pedestrian and bicycle transit. The next closest controlled intersection is nearly 2,000 feet away in either direction. Only a Rapid Flash Beacon (RFB) at NE 78th Avenue provides any other protected crossing in the immediate area, and vehicles often fail to yield to people using those signals. The recorded audio at that RFB acknowledges this fact in its message. “Please use caution. Vehicles may not stop.” Consequentially, many non-automotive travelers use the 74th Avenue crossing.

Northwest corner of NE 74th Avenue and NE Glisan Street

The curb reconstruction work will relocate some stormwater drains and expand the sidewalk by extending the corner further into the street. However, this will not incorporate the curb extensions that reduce pedestrian crossing distances and place the sidewalk zone at the outer edge of the parking lane, similar to what crews constructed at NE 79th Avenue. Although those infrastructure features would likely make the intersection even safer, extended sidewalks would interfere with a nearby TriMet stop by blocking the bus as it pulls away from the curb.

The sidewalk updates to NE Glisan Street at NE 74th Avenue will increase the utility of this crossing for pedestrians by providing flush curb ramps and reducing the flooding seen at these corners during heavy rain. Look for work to begin in the next few months and anticipate minor detours while crews are on site.

Northeast corner of NE 74th Avenue and NE Glisan Street

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Deconstruction and Development on NE 91st

Exterior work is wrapping up on a pair of connected homes at 380 NE 91st Avenue and 384 NE 91st Avenue. Demolition crews are actively deconstructing the 1925-era single-family residence next door at 400 NE 91st Avenue. The developer of these related projects, FX Homes, will replace that structure with two single-story townhouses.

This multi-residence development sits across the street from Columbia Christian School and is adjacent to the educational institution’s accessory parking lot. Each dwelling under construction shares a fifteen-foot common wall, forming an “H” shaped duplex. The homes are on individual lots and can sell separately. Each 998-square-foot house has a covered front porch. The entryway leads into a living room with a gas fireplace. The “C” shaped kitchen sits behind that, with a dining nook in the portion of the home that pushes towards the neighboring connected house. A hallway leads past a pantry and laundry closet to the back of the home. The middle of the building has a ten-by-eleven-foot bedroom and a full bathroom. At the back of the houses, designers created the “Owners Suite” with an attached 3/4 bathroom.

380 NE 91st Ave and 384 NE 91st Ave nearing completion

Interior work on the buildings under construction should conclude in the next few months, with the homes hitting the market sometime this year. After workers remove the nearly 100-year-old house, crews will begin working on the next townhouses. When completed, four new residences will have replaced a single-family dwelling while blending into the scale of the neighborhood.

Original house at 400 NE 91st Ave mid-deconstruction

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Large Mixed-use Development on NE 102nd

Update (January 27th, 2023): In January, crews began clearing the overgrown fields of a new housing development at 811 NE 102nd Avenue. Wood chippers mulched felled trees while fence repair staff replaced broken barriers around the construction site. Recently, demolition crews removed an old dental clinic at 887 NE 102nd Avenue, the last remaining structure on the vast property.

The site will support a 200-unit mixed-use development. Six buildings along NE 102nd and NE Pacific Avenues will contain approximately 10,549 square feet of commercial space and 11,280 square feet of residential amenity area on the ground floors. Residential units are planned on the two floors above. The developer intends to include twelve multi-dwelling residential structures inside the housing complex accessed through a private road. Those buildings will provide one to three-bedroom units. All buildings will be three stories tall. The facility will provide 145 surface parking spaces in the site’s interior.


Original article published August 2nd, 2022

Tomorrow, Portland’s Bureau of Development Services (BDS) will conduct a Pre-Application Conference to discuss a mixed-use development at 811 NE 102nd Avenue. The developer’s proposal includes 199 housing units and approximately 22,000 square feet of ground floor commercial and residential amenity space. The eighteen proposed buildings at the site are up to three stores tall and offer a mix of one, two, and three-bedroom units. 

The development’s commercial spaces are concentrated along NE 102nd Avenue, wrapping around the corner of NE Pacific Street. Developers will locate residential amenity space along the remaining street frontage of NE Pacific Street. Perpendicular parking spaces line the private streets throughout the complex, hidden behind the mixed-use buildings along the property’s edge. 

Residents will access parking from NE 102nd Avenue. However, the project has a 32-foot-wide dedication on the property’s southern edge in alignment with NE Oregon Street. That indicates a forthcoming road extension connecting NE Oregon Street with NE 100th Avenue after the David Douglas School District redevelops its adjacent property to the west. That would allow additional vehicle access to the site.

This large project would trigger sidewalk improvements, creating a fifteen-foot-wide pedestrian zone along NE 102nd Avenue and NE Pacific Street. This project is within walking distance of the Gateway Transit center and across the street from Fred Meyer Grocery. Although this location has sufficient bus and Max service, the project includes 148 parking spaces.

This mixed-use project is in early development, and the design will likely change before the developers submit permit applications. However, this long-vacant lot could soon become the home for many people seeking housing in this area. Expect to hear more about this site in 2023 as plans begin to take shape.


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Mass Timber Affordable Housing on NE Glisan

Site work is underway for a new eight-story mixed-use building at NE 99th Avenue and Glisan Street. Designed by Access Architecture of Vancouver, WA, the building is named TimberView due to its predominantly wood-framed construction and scenic top-floor outdoor terrace. The mass timber structure will provide 105 affordable housing units with ground-floor commercial space.

Located in Portland’s Gateway District, this property occupies a 9,583-square-foot corner lot that once supported a single-family residence. Demolition crews deconstructed that house and detached garage in 2012. Heavy equipment recently leveled the ground, preparing the land for imminent construction. Additionally, workers removed some large trees from the property this week. However, several new street trees will surround the site after crews install the wider sidewalk as a part of this project.

TimberView building, rendering courtesy of Access Architecture

Developers working in the Gateway District create projects with larger urban-scale designs that emphasize public transportation and efficient use of land. The scale of the new structure will match the adjacent building on this block, all built within the last decade. The bar-shaped building will relocate the site’s entrance from NE Glisan to 540 NE 99th Avenue, in the center of the building. When completed, this mid-rise tower will offer a full range of apartments, from Studio to three-bedroom units.

Expect construction work to begin soon with cranes lifting cross-laminated timber (CLT) floor panels atop glue-laminated timber beams and columns. This type of construction can assemble faster than other projects using concrete. Vendors create many elements of the building’s structure off-site, facilitating a quick assembly at the property. When completed, this site will provide a healthy addition of affordable housing.


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Stormwater Pond at AutoZone

Stormwater management work is underway in the parking lot of the AutoZone Auto Parts store at 1710 SE 82nd Avenue. Heavy equipment is currently digging a 4,210 cubic-foot water retention pond in an undeveloped northeast corner of the property. It will connect with two existing drywells under the parking lot to alleviate ponding during intense rainfall events. A six-foot-tall black vinyl-coated chainlink barrier will surround the open-air water collection pit. Landscapers will plant additional trees and shrubs to obscure the fence from view.

This site features a large concrete parking lot that collects a substantial amount of rainwater. According to the permit applications, this owner-initiated project intends to resolve a ponding issue that sometimes occurs in the site’s parking area and maximize onsite disposal of storm runoff. The voluntary stormwater management upgrade will increase the efficiency of the site’s two existing drywells, constructed in 2011. Crews will also install one new catch basin to help remove water from the parking surface. This work will not reduce parking spaces for the retail store. However, throughout the project, crews may restrict access to portions of the parking lot. The auto parts store will remain open during construction.

MV News illustrations on Portland Maps image

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Post Fire Rebuilding on SE 84th Ave

In February 2022, a fire consumed the second story of the 100-year-old home at 1502 SE 84th Avenue. Now the owners are rebuilding from the ground up, trying to complete a project they started a year ago. Eventually, the site will support a two-story house and a pair of Accessory Dwelling Units (ADU).

Julie Lais and Levi Lais bought the 1919-era home in early January 2022, intending to refresh the old craftsman house. The building sat atop an unfinished basement, and the property included a detached garage. This additional space offered the couple space for two ADUs that would provide income for the family. Their children attend school within blocks of the house, and this location would have met their desire for a classic Portland home in a walkable community. As a licensed Oregon real estate broker, Julie Lais recognized the quality of this home with its fir floors, hand-crafted built-ins, and leaded glass windows. “It’s a really sweet house that you could tell had been loved for a few decades, even though it was a rental prior to us purchasing it,” said Lais.

House prior to fire from Google Maps

However, a month into cleanup work at the house, an electrical fault changed the couple’s plan. “In February, while we were still doing some cosmetic updates, there was a bathroom fan that we believe was the source of the fire,” explained Lais. Flames spread throughout the top floor and began burning through to the main level when Portland firefighters arrived on the scene. The fire crews extinguished the flames, but smoke and water damage destroyed everything else, leaving nothing to salvage. Fortunately, the asbestos siding kept the fire contained to the inside of the structure. No one was living in the home yet, but they had insurance. However, the Lais family would soon discover the shortfall of insurance coverage.

A slow insurance payout delayed rebuilding for the better half of a year without compensation for lost funds. This location was not the Lais family’s primary residence at the time of the fire, so a loss of use coverage would not apply to this incident. Insurance would have covered lost rent if it had been a rental for at least six months, but the house was vacant and new to the couple. It was unfortunate timing, leaving them responsible for all the bills without support. “We’ve just been paying the mortgage on the hole in the ground,” said Lais. Now that they have received the insurance money, they realize it’s insufficient to recreate the lost house. “You can’t rebuild with what the insurance company will give you,” explained Julie Lais. Crews will construct the replacement house with contemporary building materials and modern finishes to stay within budget, losing the classic craftmanship of the older home.

Elevations for new house at 1502 SE 84th Avenue courtesy Julie Lais

The new house will recreate the prevues layout of the first floor with a similar large front porch. They chose to update the second floor’s arrangement and build taller walls supporting a higher ceiling. Modern building standards required a new foundation for the basement. That space will remain unfinished. Eventually, it will host a one-bedroom apartment after the Lais family financially recovers from this current project. The detached garage will also support a one-bedroom, one-bathroom ADU. The detached garage is the last part of the original property and will remain on-site with a new purpose.

276 E 84th Street – Sanborn Map 1924

Although the demolition of the old home created a sense of loss for the Lais family, the support of the local community was helpful during a difficult time. “We have met many neighbors in the process, and they have all been very kind and encouraging,” said Julie Lais. Construction plans for the site have changed due to the fire, but they are trying to get back on track. They anticipate keeping the property but may rent it out instead of moving in. It is undecided. “Everybody has a plan until their house burns down,” remarked Levi Lais.


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6 Townhouses Proposed for SE Division and 76th

A recently purchased wooded lot at SE 76th Avenue and Division Street may soon host six new two-story townhouses. This 4,233 square foot parcel at 2401 SE 76th Avenue originally served as the side yard for the 1950-era home to its south. Five of the six residences will have an address on SE Division Street, with entrances opening onto a recently created TriMet FX2 bus platform. One unit is positioned with the front door on SE 76th Avenue.

Provision Investment Inc purchased this property in September 2021. It has changed hands twice since then and is currently owned by Montana Investments, a Limited Liability Company (LLC). That LLC has a single member, Andrey Bolokhovskiy, who also owns Provision.

For this site to support six homes, the developer would need to remove most or all of the trees on the property. That will significantly change the appearance of the corner and further transform SE Division into a constantly urban Street. This location will not offer onsite parking or curbside parking due to its proximity to a bus stop. However, housing in this location will have access to fast public transit right outside the front door of each new home. The permit applications still need to be approved, and the project could change before work begins. If approved, expect construction to start in the second half of 2023.


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Gas Line Work Restricts SE Stark

Today, Monday the 9th, one lane of SE Stark Street is closed to traffic west of SE 80th Avenue as crews working with NW Natural service a buried natural gas line. Excavation equipment and crew vehicles are currently blocking the north travel lane of the street. The planned maintenance required an open trench in the parking lane in front of 7821 SE Stark Street. When work completes for the day, the roadway can fully reopen. However, the parking space over the worksite will require payment repairs.

Expect traffic pattern disruptions throughout the day and future road repairs in this area.


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Duplex with ADU on NE 74th

Over a year ago, demolition crews deconstructed the dilapidated 1910-era house at 524 NE 74th Avenue, leaving a vacant lot. Soon, work will begin at the site creating a two-story duplex with a single-story detached Accessory Dwelling Unit (ADU). This density development will provide a single attached garage as part of the duplex structure.

The main building will have an address of 522 NE 74th Avenue with the ADU numbered as 520 NE 74th Avenue. Recently project staff placed temporary no parking signs in front of the work site, indicating that construction in this area will begin relatively soon. However, Portland Bureau of Transportation (PBOT) crews will rebuild sidewalk corners and curb ramps at the nearby intersection with NE Glisan Street. Parking restrictions could be related to that infrastructure work.

The project site is located north of the Hour Glass Pub & Eatery’s parking lot and across the street from a warehouse. Although this property will contain three residences, it is zoned as Commercial Mixed Use 2 (CM2) and could have included substantially more housing with commercial units. Buildings in this zone can support four levels with a Floor Area Ration (FAR) of 2.5, allowing 15,000 square feet of development. As proposed, this development will blend in with the current residential stature of surrounding buildings while providing a healthy quantity of housing.

524 NE 74th Avenue before demolition
524 NE 74th Avenue after demolition in September 2021

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