Category: Construction

Construction, New Residence December 26, 2023May 16, 2024

Three Affordable Townhomes on NE 92nd

Construction crews working at 825 NE 92nd Avenue recently completed the foundation for three affordable townhomes. The two-story building will occupy an area once used for a detached garage belonging to the corner 1925-era home. The building’s design hides the two rear units behind the street-facing home, giving the appearance of a large single-family house, blending into the streetscape.

Instrinsic Homes LLC bought the 100-foot by 100-foot property at 811 NE 92nd Avenue in 2022 and split the land into three parcels, selling the corner house to new residents. Dez Development purchased the two undeveloped lots with the intention of creating nine additional residences. These three homes are the first of the two developments underway, and they target homeowners who have struggled to find options in Portland’s high-priced market. “We have partnered with the Portland Housing Bureau and are committed to delivering these units as affordable residential housing units,” explained Slavik Dezhnyuk, Managing Member of DEZ Development. Portland offers several programs to increase home ownership affordability, but most only reserve units for buyers earning at or below the median family income (MFI) level for a four-person household. They are not low-income housing, as the MFI annual income limit is $114,400 as of 2023.

The developer geared each townhome towards a smaller household with just over 600 square feet of living space per unit. The two-bedroom homes place the sleeping areas on the second floor with a shared bathroom. The front home has its stacked laundry closest to the upper floor, while the two back units have those facilities located on the main level under the stairs. All residences feature a half-bathroom on the ground floor and an open-concept living area with an L-shaped kitchen. Mini-split heat pumps maintain the temperature on the main level. The bedrooms and upstairs bathrooms have heat supplied by Cadet in wall units.

*_{Rendered view of the three townhomes seen from NE 92nd Avenue. Courtesy DEZ Development.}*

Residents of the rear units will access their homes via concrete paths to the north or south of the structure, leading to small corner alcove porches. Six-foot high side gates towards the front of the building will create small private yards for the rear townhouses. This design allows separate access to each home while disguising the housing density created by the development. Plans for the property show a four-foot-wide curbside planting strip with a new street tree replacing the existing driveway curb cut. The builder will also add a new six-foot-wide sidewalk to connect with a curb-tight pathway north of the property. Work on these new homes will continue into 2024.

Update April 18th, 2024: Principle construction is complete as the homes ready for sale.

Article and photo by

Jacob Loeb

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Construction, New Residence December 22, 2023December 26, 2023

Two New Homes Added to NE Hoyt Subdivision

Work is underway on two new detached condominiums in the Gracelyn Commons subdivision atop a massive retaining wall. These three-story homes are the sixth and seventh units built by developer Todd Spencer after a year-long pause in construction. These buildings feature similar layouts to four of the five existing houses built two years prior. Each residence has an attached single-car garage accessed from a private road off NE Hoyt Street.

The two units under construction are the first of six homes backing NE Irving Street. Each structure will feature unobstructed northern views of Portland thanks to the 24-foot-tall retaining wall. Building the leveling infrastructure for this lot slowed early progress on the project, with costs exceeding expectations. When completed next year, the new 1,400-square-foot houses will be the first structures to take advantage of land created by the concrete embankment.

*_{Red outline shows new buildings. Image courtesy Todd Spencer}*

New construction at this site is encouraging after several years of slower-than-anticipated development. Building permits allow for a total of 15 units on this site, making it under halfway complete. As new units sell, the next wave of construction could begin. Look for the builder to complete work on the two newest detached condominiums in the first half of 2024.

Article and photos by

Jacob Loeb

Construction, Infrastructure December 21, 2023

New Sidewalk Corners and Traffic Patterns on SE Yamhill

Road crews recently demolished the existing sidewalk corners along SE 92nd Avenue at SE Yamhill Street, reconstructing them with improved curb ramps. Six blocks west on Yamhill, Portland Bureau of Transportation (PBOT) workers adjusted the traffic pattern at SE 86th Avenue, changing the direction where vehicles stop. Both projects strengthen non-automotive access to area parks and schools.

*_{Southeast corner of SE 92nd Ave and SE Yamhill St waiting for concrete}*

Cement masons completed work on three of the four sidewalk corners at SE Yamhill and 92nd. They all feature Americans with Disabilities Act (ADA) compliant designs with larger landing areas at the top of the new curb ramps. On the west side of SE 92nd Avenue, crews must create short retaining walls to hold back the yards where the expanded sidewalk cuts into an adjacent property. Over the last two years, crews working for PBOT have updated many sidewalk corners along SE 92nd Avenue near Berrydale Park and the connected Portland Public School campus. These updates encourage walking to the two destinations and ensure people of all abilities can use the sidewalk to get where they are going.

BPOT crews made a traffic pattern adjustment west of this intersection to SE 86th Avenue at SE Yamhill Street that supports bicyclists traveling on the Neighborhood Greenway. Previously, vehicles on SE 86th Avenue had to stop at SE Yamhill Street while people on Yamhill could continue driving. Now the two-way-stop is reversed so east/west drivers stop. This intersection control change lets bike riders continue through that intersection without slowing down. PBOT placed “New Traffic Pattern Ahead” signs around the intersection to warn drivers and marked each updated sign with bright-colored double flags to attract attention.

Recent projects on SE 86th Avenue have strengthened safety for Greenway users. A signalized crossing is under construction on this road at SE Washington Street. That update and this traffic pattern change should enhance the utility of the Greenway, particularly for families using it to travel to the nearby parks and schools. Additionally, sidewalk corner reconstruction along SE 92nd Avenue ensures that that route is accessible to all users. Expect more Greenway and corner reconstruction in this area over the next two years, leading up to the Berrydale Park Improvement Project in 2025.

Article and photos by

Jacob Loeb

Construction December 14, 2023

NE 74th Townhome Land Division

As four new townhomes are nearing completion at 457 NE 74th Avenue, the property’s developer applied for a Middle Housing Land Division (MHLD) to create distinct lots for each home. This form of property segmentation allows for common-wall construction that avoids Home Owner Association (HOA) fees and creates clearly defined boundaries between neighbors.

Crews began constructing these new homes in October and quickly completed principal framing, sealing up the exterior so work could proceed inside the units. This level of completion enabled the developer to pursue an MHLD lot division, which requires the builder to have units constructed to a state where an as-built survey of buildings and underground services can occur before the City approves the final plat. Although developers can only start the MHLD process after submitting permits, the process is guaranteed to be fast, according to Oregon state law. The City must either approve or deny the application within 63 days.

*_{Site map included in the}*_{Land Use Notice of Proposal}

An MHLD is reserved for specified housing types and does not apply to vacant lots or non-residential development. Lots segmented in this way must have existing buildings or structures under construction to qualify. The buildings can be attached or detached duplexes, triplex, fourplex, and Cottage Cluster developments. Unlike traditional lot divisions, MHLD does not require street access or a private road for all units. In the previous City code, all lots needed street access through complicated lot lines or easements. As with this project on NE 74th, MHLD-created properties can reside behind other lots without street access. Only the front home at 457 NE 74th Avenue directly connects to the sidewalk and utilities. The other three units have a walkway and utility easements.

Each MHLD-created lot has to contain one residence. However, those lots do not need to be the same size. The back property at 451 NE 74th Avenue is larger than all the others, with significantly larger yard space. It also contains a shared drywell for onsite rainwater management. The middle two units have equal land area, access, and yard space.

MHLD is an integral part of Portland’s recent Residential Infill code updates that allow people to create more housing on existing properties. Creating independent lots in this creative way eliminates added monthly costs that some homeowners pay to an HOA for shared property maintenance. It can also simplify the mortgage process and neighbor relations by not having an extra level of governance over one’s land. Many newer infill developments across Portland are already using MHLD, which may indicate that changes brought about by the Residential Infill Project are succeeding in the City’s efforts to create more housing. Look for these four townhouses to become available for purchase in 2024.

Article and photos by

Jacob Loeb

Promotion: Help keep independent news accessible to the community. Montavilla News has a Patreon account or you can pay directly online. We invite those who can contribute to this local news source to consider becoming paid subscribers or sponsors. We will always remain free to read regardless of subscription.

Construction, New Residence December 6, 2023March 25, 2025

NE 72nd and Glisan Townhouses

Next year, DEZ Development plans to break ground on a seven-unit townhouse project at 7132 NE Glisan Street. This three-story building replaces a recently demolished single-family home on a corner lot. Two units will face NE Glisan Street, with the remaining five having addresses on NE 72nd Avenue.

475 NE 72nd Avenue
477 NE 72nd Avenue
479 NE 72nd Avenue
481 NE 72nd Avenue
483 NE 72nd Avenue
7192 NE Glisan Street
7194 NE Glisan Street

The property is zoned Commercial Mixed Use 2 (CM2), allowing up to four stories and a building floor area up to two-and-a-half times that of the property’s dimensions. As this building will not cover all the buildable land, the three levels proposed fit within allowable development in this area. NE Glisan is seeing more multi-level projects in Montavilla. However, this building sits across NE 72nd Avenue from a two-story commercial mixed-use building constructed in 1890. NE Glisan once had streetcar lines running down its center, providing a Portland connection to this town-turned-neighborhood community. Many buildings along the transit line were commercial-oriented and offered above-storefront apartments. Remnants of that history are visible in the older buildings that survived the seventy-five years since rail transit ceased operations on NE Glisan.

*_{Rendered view of the seven townhomes seen from NE 72nd Avenue. Courtesy DEZ Development.}*

This townhouse project continues the expansion of housing density along NE Glisan Street and represents a local builder’s response to demand. “We are very excited about this project and feel that this will bring much-needed housing to a neighborhood that I love and grew up in,” remarked Slavik Dezhnyuk, Managing Member of DEZ Development. Each home will provide between 1,000 and 1,300 square feet of living space, split between three levels. Look for work to begin in 2024, depending on permit processing times.

Update March 25th, 2025: Crews have completed exterior work on the seven-unit townhouse project.

Article and photo by

Jacob Loeb

Construction, Infrastructure December 4, 2023December 14, 2023

70s Greenway Crossings Progress and Delays

Last week, road crews continued construction on the NE Glisan Street crossing at 78th Avenue to support the 70s Neighborhood Greenway project. However, similar work on NE Halsey Street and 76th Avenue stalled due to a striping contractor’s mechanical difficulty. Other critical crossings on SE Stark and Washington Streets at 80th Avenue remain partially completed and unmarked.

Last week, drivers near NE Glisan Street and 78th Avenue experienced detours and lane closures as crews demolished several feet of the east side of a pedestrian refuge island. This work removed the remnants of a signal pole that had once supported Rectangular Rapid Flashing Beacons (RRFB). That signal pole and plastic delineator posts suffered repeated damage from vehicles driving over the island. The Portland Bureau of Transportation (PBOT) stopped replacing the island-mounted pole in 2021, relying on the RRFBs attached to utility poles on the road’s edge. For years, an orange traffic cone protected the exposed wires on the refuge island. This recent work on NE Glisan Street addresses the exposed wire issue, covering the electrical junction box and removing the pole anchoring bolts. Crews also installed pole-mounted signal request buttons for cyclists to activate without dismounting. Pedestrian refuge island reconstruction could include additional safety measures. However, design documents do not indicate a significant adjustment to the physical attributes of the pedestrian refuge island.

*_{PBOT Provided design document for the NE Glisan Street crossing at NE 78th Avenue.}*

South of the active Greenway work, construction of two pedestrian refuge islands and a small raised concrete median on NE Halsey Street is likely delayed until next year. In September, cement masons completed reconstructing sidewalk corners and adding mid-block curb ramps for the 70s Greenway crossing at NE Halsey Street and 76th Avenue. Before work can begin on the in-street crossing elements, crews must remove the existing lane striping and repaint lines in a new configuration. NE Halsey will change from a four-lane design in this area to a three-lane street with bike lanes. This transformation will happen by reducing a travel lane in each direction and adding a center turn lane. Until that reconfiguration occurs, road crews cannot create the refuge island because it would block part of a travel lane.

According to PBOT, the contracted painting company suffered equipment failure, which disrupted their busy schedule. That company, Hicks Striping & Curbing, is one of only two striping contractors in the northwest region approved to do this work. Specialized Pavement Marking is the other contractor and is equally busy. Consequentially, project planners anticipate delays in the Greenway crossing work. “We don’t anticipate striping this segment until spring 2024,” explained Hannah Schafer, Communications Director for PBOT. Construction schedules can shift on other projects, freeing up resources for this work, but for now, crews are waiting for updated pavement markings.

*_{Construction drawing of NE Halsey Street and 76th Ave, courtesy PBOT}*

Other Greenway crossing projects in Montavilla are missing pavement markings, causing hardship for people using the intersections. SE Stark and Washington Streets at 80th Avenue recently received updates to support RRFBs. When the road crews repaved the work area, that work temporarily removed a high-visibility crosswalk on SE Stark Street. Without lane striping and marked crossings, pedestrians, cyclists, and drivers navigate with some ambiguity around conflict points in the street.

These are short-term challenges as the streets around the 70s Neighborhood Greenway project gain safety improvements. However, residents have demanded crossing improvements along these busy streets for years, and further delay is understandably disappointing. By next year, PBOT should complete the Greenway project, making way for other safety improvements in the area.

Update December 14th, 2023: Cement masons completed work on the NE Glisan Street crossing at 78th Avenue. It is now full functional for pedestrian users. PBOT should install the bike RRFB request buttons soon. As design documents indicated, crews did not install additional pedestrian refuge island safety enhancements. Work on the island removed the mounting bolts from the damaged RRFB signal pole and secured the wiring junction box with an access cover.

Article and photos by

Jacob Loeb

Construction, New Residence November 27, 2023March 7, 2025

Another Duplex on NE 91st Ave

Foundation work is underway for a pair of homes forming an “H” shaped duplex at 388 and 392 NE 91st Avenue. This project is the second set of houses built by FX Homes on this street, with 380 NE 91st Avenue and 384 NE 91st Avenue already available for purchase. The new single-story townhouses are exact duplicates of the first two and replace a 1925-era single-family residence, deconstructed last year.

*_{Portland Maps image with MV News Illustration added}*

This multi-residence development sits across the street from Columbia Christian School and is adjacent to the educational institution’s accessory parking lot. Both dwellings under construction share a fifteen-foot common wall. The homes are on individual lots and can sell separately. Each 1,000-square-foot house has a covered front porch. The entryway leads into a living room with a gas fireplace. The “C” shaped kitchen sits in the center of the home, with a dining nook in the portion of the home that pushes towards the neighboring attached 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. Designers created the “Owners Suite” at the back of the houses with an attached ensuite.

*_{380 NE 91st Avenue and 384 NE 91st Avenue}*

The completed houses are listed for under $400,000 but have not sold yet. A current rental listing for the homes is asking $2,750 per month. The new units just starting construction will likely feature the same finishes and list for a similar price. NE 91st Avenue is a quiet street adjacent to a school, and the building’s single-floor layout would support people with mobility issues. Anyone looking to buy or rent in this area will eventually have four new residences to choose from.

Update May 18th, 2024: Work is nearly complete on the duplex at 388 and 392 NE 91st Avenue.

Update March 7th, 2025: Realtors have the 392 NE 91st Avenue listed for just under $390,000 and 388 NE 91st Avenue sold in February for $380,000.

Article and photos by

Jacob Loeb

Promotion: Help keep independent news accessible to the community. Montavilla News has a Patreon account or you can pay online. We invite those who can contribute to this local news source to consider becoming paid subscribers or sponsors. We will always remain free to read regardless of subscription.

Construction, New Residence November 25, 2023August 18, 2025

4 Townhomes Coming to SE 87th and Main

After nearly five years vacant, the corner lot at SE 87th Avenue and Main Street will host four new townhomes. Previous owners demolished the 100-year-old single-family house at 8636 SE Main Street in 2018. In February, Ernie Jette Construction purchased the standard-width lot and recently applied for building permits to construct four two-story residences.

*^{_{Google Maps image showing 8636 SE Main Street house demolished in 2018}}*

Under-improved streets surround this property. SE Main Street is a gravel road east of SE 86th Avenue to SE 89th Avenue. SE 87th Avenue is partially paved south of SE Main Street without sidewalks. The new homes will front onto the paved road, with the units having SE 87th Avenue addresses. The application states that the four townhomes will occupy two buildings, creating a pair of duplexes. Each home will offer around 1,100 square feet of living space without onsite parking.

1305 SE 87th Avenue
1307 SE 87th Avenue
1309 SE 87th Avenue
1311 SE 87th Avenue

It is unknown if the builder will invest in curbs and sidewalks or pay the Local Transportation Infrastructure Charge (LTIC). Most builders in this area pay the LTIC fees that allow redevelopment without access improvements, passing the infrastructure costs to future residents who may become part of a Local Improvement District (LID).

*_{1924 Sanborn Map Showing 8636 SE Main Street}* *_{before it was renumbered in the 1930s}*

Regardless of the street’s condition, this development will transform a fenced-off green field into needed housing. Other recent projects by Ernie Jette Construction in Montavilla sell in the mid $300,000 range and offer financially accessible housing in a real estate market that remains higher than many can afford. Look for construction to begin in 2024.

A view of newly constructed townhomes in a neighborhood, featuring two buildings with multiple units, surrounded by gravel and signs indicating a speed limit and bike greenway. — *_{Completed homes seen in 2025 after all sold for around $350,000}*

Jacob Loeb

Promotion: Help keep independent news accessible to the community. Montavilla News has a Patreon account. We invite those who can contribute to this local news source to consider becoming paid subscribers or sponsors. We will always remain free to read regardless of subscription.

Construction, New Residence November 20, 2023

SE 80th Apartments Nearing Completion

Work on the 11-unit apartment building at 241 SE 80th Avenue is nearly complete. At three stories tall, the multi-family structure rises above most surrounding buildings by at least one floor. Future residents will live in one of four single-bedroom apartments or one of seven two-bedroom units.

Three ground-floor units have external entrances accessed from each side of the building. All residents will use outside doorways when accessing the shared trash room and secure bike storage space. The front door opens onto a hallway that leads halfway back to a staircase used by residents of the upper levels. The second and third floors share a similar floor plan. Each upper story contains a pair of single-bedroom and a pair of two-bedroom apartments.

All units feature a stacked washer and dryer, an in-unit hot-water heater, and a single bathroom. The one-bedroom homes have a pocket door from the bedroom to the bathroom, creating a shared ensuite. The two-bedroom units have a larger kitchen area occupying a corner of the living space. In contrast, the single-bedroom units have a galley-style cooking space that doubles as the hallway into the apartment.

Schumacher Custom Homes constructed this project for Eleay Properties, replacing a cinderblock single-family residence. The new building is located on the new 70’s Greenway, giving future residents access to the bike-friendly routes. This project does not offer onsite parking. However, its proximity to public transportation and the historic Montavilla Downtown area will make this an appealing location for people who are not car-dependent.

Article and photos by

Jacob Loeb

Construction, Infrastructure November 17, 2023November 16, 2023

New Stop Signs and Traffic Patterns

This month, crews working on the 70’s Greenway project began installing new stop signs and reconfiguring traffic flow on the pedestrian and bike-friendly route. Some two-way stop intersections that previously prioritized travel across the Greenway have switched the sign alignment to favor Greenway users. The Portland Bureau of Transportation (PBOT) marked these signs with dual orange flags, calling drivers’ attention to the change at the intersection.

PBOT’s stop sign reconfiguration enhances protection for vulnerable travelers by forcing cars to stop before proceeding, giving drivers more time to see pedestrians and cyclists on the Greenway. It also allows faster journeys for human-powered transportation, which have difficulty regaining speed after stopping. In Montavilla, PBOT recently updated four intersections. New signs along the previously uncontrolled intersection at NE 78th Avenue and Everett Street now stop north-south drivers. The junction at NE Everett and 76th Avenue had prioritized north-south drivers but now allows unstopped travel along NE Everett. Travelers on SE 80th previously needed to stop at SE Pine Street and SE Clay Street. However, PBOT changed those to allow continuous movement for Greenway users along 80th Avenue.

All existing four-way stops are unchanged, and Greenway riders will still encounter many stop signs along the route. These updates will improve the speed and safety of pedestrians and cyclists using this 70’s Greenway. The project has many more updates underway, and drivers should use extra caution when navigating these streets as traffic patterns could change further.

Article and photos by

Jacob Loeb

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