Crews recently built the foundation for a new home and attached Accessory Dwelling Unit (ADU) at 2701 SE 85th Avenue and will soon begin framing on the three-story structure. This lot has remained vacant since the previous property owner demolished the original single-story home in 2018. In 2021, Ernie Jette Construction bought the 1,936-square-foot corner property after it was split from the parcel that currently supports a 1997-era duplex. Since then, contractors working for the City of Portland have paved the adjacent gravel road and constructed modern sidewalks, saving the developer from having to provide that infrastructure along SE Clinton Street.
The two new homes will have sloped shed roofs, giving them a flat front appearance towards the street. The main residence will face SE 85th Avenue and stand three stories tall, while the ADU will face SE Clinton Street and be one level shorter. Both units will have open main floors with living and kitchen space. Designers placed a half-bathroom under the stairs on the first floor, with a full bathroom on the second floor serving two adjacent bedrooms. The primary residence has the owner’s suite on the third floor with its own attached bathroom and walk-in closet. The larger home will offer future residents 1,426 square feet of living space, and the ADU will provide 789 square feet of living space.
The infrastructure work in this area is part of the Jade and Montavilla Multimodal Improvements Project, which created new sidewalks on SE Clinton Street from SE 84th to 87th Avenues, among many other updates. These additions help ready this area for future housing density. Much of the surrounding lots are Residential Multi-Dwelling 1 (RM1) zoned for low-scale multi-dwelling development. Replacing the gravel streets with modern infrastructure is essential as more residents will need to walk, roll, or drive through the area. Although Ernie Jette said that the new streets and sidewalks were not a deciding factor for creating this project, he is happy with the timing.
This section of the Jade District, bordered by SE Division Street, SE 82nd Avenue, SE Powell Boulevard, and Interstate-205, still has many streets and sidewalks in need of updates. Some of that work will occur during redevelopment, but for smaller developments, adding the infrastructure costs to a project can significantly increase the selling price of a home. When the City can leverage Federal funds and System Development Charge (SDC) funds to bring the area up to modern street standards, as they did in this area, it can make it easier to add housing density within a community and lessen the burden on neighbors by providing curbside parking and more efficient streets and sidewalks.
Article and photos by
Jacob Loeb
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On January 27th, contractors working with the Portland Bureau of Transportation laid new asphalt along a segment of SE 85th Avenue behind the Fubonn Shopping Center, temporarily closing the street to through traffic. This work is part of the Jade and Montavilla Multimodal Improvements Project, which created sidewalks from SE Division Street to SE Powell Boulevard along SE 85th Avenue. This segment was previously only partially paved with a pot-hole-laden gravel shoulder. Now cyclists, pedestrians, and drivers have a consistently reliable north-south route away from the busy 82nd Avenue main street.
This repaving work between SE Clinton and Brooklyn Streets adds to previous work that created new sidewalks on SE Clinton Street from SE 84th to 87th Avenues, with crews converting the existing gravel road to a modern street surface from SE 84th Place to 87th Avenue. West of 82nd Avenue, SE Tibbetts Street is receiving sidewalk infill, with some blocks lacking consistent pedestrian pavement down to SE 78th Avenue. Most sidewalks in the project area will receive updated Americans with Disabilities Act (ADA) compliant curb ramps.
40-unit Jade Apartments at 2905 SE 89th Avenue
The new street infrastructure connects to a secondary entrance to the Fubonn Shopping Center, which contractors constructed in April 2025, providing access to the east side of the grocery store and retail site from SE 85th Avenue. Designers located the new entrance on the northeastern corner of the shopping complex. These updates were part of a long-term plan to improve multimodal access in a section of Portland’s Jade District that has the capacity for significant housing development on large, underdeveloped properties. Crews are currently wrapping up external construction on the 40-unit Jade Apartments at 2905 SE 89th Avenue, and Oregon Metro recently purchased a 1.46-acre property at the intersection of SE 90th Place and SE 89th Avenue for housing development.
Crews laying new pavement along SE 85th Ave connecting the roadway between new sidewalks
Other developers are similarly looking to increase housing density in the area as private and public projects create the infrastructure needed to support the new people walking, driving, and rolling through this area bordered by SE Division Street, SE 82nd Avenue, SE Powell Boulevard, and Interstate-205. Look for work to be completed on SE 85th Avenue in the coming weeks, along with increased usage as people discover this improved route in the Jade District.
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Sadie Veterinary Urgent Care at 8037 SE Stark Street will expand into the adjacent storefront that most recently hosted Union Rose before it relocated to the Plural Collective in Sellwood. Pending building permit approval, renovation work on the neighboring space will begin in the first half of 2026, with an anticipated completion in the summer. The frequently busy care center for cats and dogs will remain open during renovations, with minor disruptions as staff reorganize the facility to make better use of the significantly larger space.
Front desk and entrance to hallway that will extend into the new space
Sadie Veterinary co-owner Dr. Cindy Galbreath explained that this expansion was needed almost from the time the clinic opened in November 2022. “Honestly, we were busy from day one. We’ve had a consistent caseload over the last three years, serving about 25 to 30 patients per day between two doctors.” The team was already maxed out on reasonable operating hours, with little room to expand them for greater capacity during the times patients needed them most. As an urgent care facility, they do not schedule visits weeks in advance except for follow-up treatments. They are open every day of the week except Wednesday from 9 a.m. to 9 p.m., with pet owners calling to schedule a visit for the day or have staff place them on a wait list.
Signature Sadie Veterinary mural by Alex Probain waiting room
With a predictably full wait list, the three owners of Sadie Veterinary Urgent Care jumped at the chance to expand into the neighboring 1,400-square-foot space at 8029 SE Stark Street. They currently work within a 2,400-square-foot space that includes four exam rooms, the reception desk and waiting room, treatment area, onsite lab, x-ray room, short-stay kennel, and other administrative and staff-only spaces. The expansion will focus on adding exam rooms, doubling the available space for patient visits by building five rooms and a second shared hand-washing station. Towards the end of the renovation, they will have a small amount of demolition at the front of the building. “Our lobby is very small. Part of our expansion will be taking out exam room one and expanding our lobby so that we can have more people comfortably up here,” said Galbreath.
Image showing empty Union Rose storefront with adjacent Sadie Veterinary location on SE Stark St
People and animals will continue to use the current corner entrance, even though the expanded footprint includes another sidewalk-accessible doorway. Galbreath explained that a second entrance would require an additional reception desk and disrupt operational flow. “We’re going to snake this hallway around the back of the building, and we’ll have essentially a giant U hallway that will be accessible to clients,” explained Galbreath. “All of our exam rooms will be off that U-shaped hallway.” The central connector will need to curve past one of their two existing restrooms in the back, and the architectural design incorporates adding an existing restroom on the other side of the dividing wall for the expansion, giving them three total. The work will require moving the water heater, along with other significant alterations to the space. However, the renovation design will minimize impact to essential operations and shift the office flow around the now central treatment and surgical rooms. This approach will improve the working environment for the 20 to 25 staff who constantly need to shuffle animals and their owners throughout the facility for treatment.
Treatment room
The new leased space came with one extra vehicle stall in the lot behind the building, and expanded parking capacity for the animal urgent care to six spaces. When completed, they anticipate adding more doctors beyond the six veterinarians already employed to increase their daily capacity. Galbreath, along with her partners Dr. Jenica Wycoff and Dr. Malia Goodell, considered options to expand the business but has remained committed to the historic Montavilla downtown. “We really love being a part of Montavilla. We’re sad to see Union Rose go, but we really like this location and this building,” said Galbreath. “We feel really fortunate to have landed in this space originally.” She noted they could have opened a second location or relocated to a larger space, but felt expansion was the best option. “I think the location works really well for our clients. This is an accessible area, and we serve a lot of people in Montavilla as well. Additionally, we have good relationships with the primary care vets in this area, with a lot of referrals from the local veterinarians,” explained Galbreath.
Short stay kennel space
Construction timelines for the expansion are far from firm, but they anticipate six months for building permit approval and another two or three months for construction. That should put them at the back half of the warmer months, which is a critical time for their work. “Summer is our busiest time. Across the board in veterinary medicine, it tends to be,” said Galbreath. “I think in part because animals are more active, the weather is better, people are out and about with their pets, who are more susceptible to traumatic injuries.” She noted that people are also more observant of their animals during that time. “People are home with their pets more in the summer, and when people are home, looking at their pets, they’re more prone to discover issues.” However, if the building timelines take longer than hoped, Galbreath says they will appreciate its completion at any time. “We have other times of the year that are busy, and we generally tend to just stay pretty consistently busy throughout the year.”
One of the four existing exam rooms
Sadie Veterinary’s owners hope people will bear with them during construction. Galbreath explained they anticipate the improvements will ultimately provide a better care experience. “We’ll all feel better not feeling like we have to rush people out of exam rooms. I feel like we outgrew this space within our first few months of operation.” With more rooms, the care team can minimize juggling patients in and out of rooms, resulting in a lower-stress visit. Additionally, they can serve more pets quickly and say yes to urgent requests. “We all want to be able to say yes to these cases, to these sick animals,” said Galbreath. “Being able to tell people yes instead of putting them on a wait list. I think it’s gonna feel really good for everyone.”
Sadie Veterinary owners’ departed dogs with namesake in the center
Update December 9, 2025: Added muralist name Alex Proba to photo
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Crews began work at the site of a new mini-roundabout along NE Halsey Street on Monday, December 8th, blocking NE 80th and NE 81st Avenues to car traffic. NE Halsey remains open for east-west through traffic, with some delays while flaggers pause vehicle flow to allow heavy construction equipment to navigate the in-street job site. Contractors working with the Portland Bureau of Transportation (PBOT) are installing underground stormwater management pipes to connect with relocated catch basins as part of this street reconfiguration, which should improve the flow of rainwater runoff in the area. Work will then progress to sidewalks and curbs.
This work is part of the NE Halsey Street (68th to 92nd Avenues) – Safety and Access to Transit Project. It builds on substantial street safety improvements undertaken in 2024, when roadwork reconfigured NE Halsey Street between 68th and 81st Avenues, removing a lane in each direction while adding painted buffered bike lanes and a center turn lane. In this section of the project, the new mini-roundabout at NE 80th Avenue and Halsey Street will address a notoriously confusing intersection, located just before one of the three NE Halsey Street freeway overpasses. Renderings posted show that people will have access to high-visibility pedestrian and bike crossings. Rebuilt and extended corners will also shorten the crossing distance, and new sidewalk segments will guide users to pathways that lead to transit connections. When contractors complete work at NE 81st Avenue, cyclists will have access to a bi-directional buffered bike track on the south side of NE Halsey Street, extending up to NE 92nd Avenue.
PBOT provided illustration showing the NE Halsey, NE 80th, and 81st junction with mini roundabout
PBOT chose this intersection design to reduce crashes while keeping traffic flowing. The roundabout will slow drivers and reduce conflict points, without requiring drivers to come to a complete stop unless a cyclist, pedestrian, or other vehicle has the right of way. The infrastructure should have a lower lifecycle cost because it does not rely on electric traffic signal equipment. Buses and fire trucks can easily drive through the center of the roundabout to make tight turns when needed, improving safety without impacting critical travel routes.
NE 81st Ave closed near NE Halsey St
Project planners anticipate up to four weeks of construction during this phase, with crews working from 7 a.m. to 6 p.m., Monday through Friday. All driveways on these blocks will remain open for people traveling to or from the worksite. However, street users accustomed to accessing NE 80th and NE 81st Avenues at NE Halsey Street should anticipate detours and follow all instructions by crews working in the area.
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Leaders across Oregon want developers to build more homes. Governor Tina Kotek set a statewide housing production goal in 2023, aiming to add 36,000 units per year, and although that goal was not met, it remains a key talking point for the administration. Locally, past and present Portland City Council members, along with the Mayor, have tried to reorganize the City’s permitting structure and suspend specific fees to incentivize housing construction, which has declined post-pandemic. At a time when housing production targets and efforts to increase affordability would benefit from high-unit-count apartment construction within the Urban growth boundary, developers have reduced multifamily unit production, with outside investors choosing to build in other cities instead. Regional housing creators have likewise experienced diminished production, but recently, some Portland builders are finding a way to put crews back to work by reducing project unit counts to lessen permitting hurdles and bring in specialists who can navigate the convoluted City permitting process.
DK Homes owner Damir Karin began building Portland projects in 1991 and has remained a prolific housing developer in the region over the last 35 years. He points to the complex and opaque permitting process as the reason many of his projects have stalled over the past five years. However, he feels this is changing and anticipates a return to pre-pandemic levels of development for his company. Karin explained this change was not due to streamlined building code or reduced fees. Instead, he points to a new role within his company that focuses on breaking through the building permit bureaucracy while scaling down projects to get past “unexplained” rules that have caused years of delay. “What helped me is I hired a guy who just does permits for me, nothing else. He is running around, calling the City, and bothering them,” explained Karin.
380-foot-deep-by-80-foot-wide property at 2721 SE 101st Ave where DK Homes will build 8 new houses
Utilizing the added staff support for building permits, DK Homes intends to break ground in the next few months on three multi-unit developments in the Montavilla and surrounding areas, with a fourth from 2020 potentially reactivating as a smaller project. Karin appreciates the State and City efforts to make Middle Housing more enticing for housing producers. The Residential Infill Project (RIP), parts one and two, in effect since June 2022, added rules allowing many housing density options on parcels formerly restricted to single-family residences. It also ushered in Middle Housing Land Divisions within Single-Dwelling zones that allow houses to be on their own lots even if they are not directly connected to a city street, avoiding the need to create a condominium with homeowner fees. That has provided DK Homes with an avenue to convert its larger-unit projects into detached single-family homes that can sell for enough to cover the added expenses of holding high-interest-rate construction loans for a prolonged period and meeting the growing costs required by the City code.
DK Homes purchased a nearly three-quarter-acre property at 2721 SE 101st Avenue in 2017 with the intention of creating 11 homes. Now, the project will offer eight units off a shared driveway along the south edge of the property, with each house featuring a small garage, three bedrooms, two full bathrooms, and a half bath on the main level. “It was supposed to be 11, but going through the permit process and dealing with the City, fire code, this code, that code; they cut me to eight,” said Karin. “I want to do 11, but they cut to eight, I guess because of some fire rules.” He felt City staff never fully explained to him why the only way forward on this project was to offer less housing. Particularly because all homes on the 380-foot-deep-by-80-foot-wide property will have sprinkler systems to reduce the risk of fire spreading. Additionally, the driveway will extend to the back of the property in both designs. However, he is less interested in pushing against the rules and is instead trying to focus on moving these projects through the permitting process so he can start building again.
Portland Maps aerial view of DK Homes project sites on SE 101st and 103rd Avenues near SE Clinton St
The delay in development on the SE 101st Avenue project allowed him to use a new form of land division introduced through the RIP updates called cottage clusters. This project will not be a condominium with a Home Owner Association (HOA). Each home will have its own lot. The driveway and utilities will cross the adjoining homes’ easement, allowing access to the buildings located in the center of the large block. “It’s going to be separate houses, average is 1,400 square feet each,” said Karin. “But they are counting the garage, so it is 1,200 plus 200 [square feet] for the garage.” Most of the projects DK Homes has underway in the area will include attached vehicle storage as part of the design. Karin acknowledges that garages take up space in the home’s footprint that could serve as living space, and says his approach may be “old-fashioned,” but he feels it better serves his customers. “The City is pushing for no garages. I think Portland is not ready for that; people still have cars, especially in that area. So I decided to do houses with a garage. The people can park their car or use it like a storage unit,” explained Karin.
DK Homes will start a similar project one block over on the southwest corner of SE 103rd Avenue and Clinton Street. Because that site is on a corner, three houses will face SE Clinton Street, each having a driveway connecting to the city street. The other three homes will use a shared driveway accessed from SE 103rd Avenue. The 14 new homes on SE 101st and 103rd Avenues will use the Homebuyer Opportunity Limited Tax Exemption (HOLTE) Program. That affordability program for Single-unit homes lets qualified buyers take a property tax exemption on structural improvements for up to 10 years, as long as the property and owner remain eligible per HOLTE Program requirements. This provision will limit homebuyers for these projects to those earning at or below 100% of the Median family income for a family of four in the area. That income cap can increase for larger households.
2719 SE 103rd Ave vacant lot where DK Homes will construct 6 homes
Whenever possible, DK Homes will preserve the original homes on the development site and add newer units within the undeveloped yard space. However, the lack of building during COVID and the slow recovery left its structures south of SE Division Street unoccupied, attracting squatters who damaged the homes significantly. Karin opted to demolish the nearly unrecoverable original homes and remove the incentive for people to trespass.
47 NE 87th Ave post renovation
The dangers of sitting empty did not impact DK Homes’ project on NE 87th Avenue. The team worked to preserve the interior of the 1909-era house at 47 NE 87th Avenue as much as possible and refinished the basement for added living space. Karin Split that property back into two distinct lots and is now selling the renovated century-old house. On the vacant lot at 43 NE 87th Avenue, DK Homes will create two attached homes. One of the common-wall homes will have four bedrooms with three and a half baths. It will have one bedroom on the ground floor with a full bathroom, making it suitable for multi-generational homebuyers or those with other accessibility needs. On the top floor are the other three bedrooms and two baths. The neighboring unit will have a similar layout without the lower-level bedroom and ensuite bathroom. They will both have attached garages with a split driveway running down the center of the property. A later land division will create separate properties for the new houses.
43 NE 87th Ave awaiting permit approval for two attached townhouses
This project, just off os East Burnside Street, is different than his other work south of the site. It is less focused on maximizing land and may not include affordability incentives. “I can go all the way to four [units on the property], but then you bring four families [on a smaller lot], and it’s gonna be a problem for neighbors,” remarked Karin. “I’m still trying to figure out all my costs to see if I will be able to build under the tax abatement.”
2719 SE 103rd Ave vacant lot where DK Homes will construct 6 homes
Damir Karin said that he feels the overlapping and contradictory building codes, along with infrastructure improvement requirements placed on housing creators, are driving up costs and incentivizing people to build for higher earners. “They’re talking about affordable housing and a shortage of space for people to live, but on the other hand, all the rules they bring up just hold back developers and make each project cost more. More requirements add more expenses,” explained Karin. “When we have to spend an additional hundred thousand to improve the sidewalk and curb or add a bioswale, somebody needs to pay. As a professional trying to make my living, if I spend $100,000, I have to somehow get some money back.” He points to years of changing requirements that have added to the cost of a detached home, and he feels it is even harder to make apartment projects profitable.
2020 rendering of proposed 12-unit apartment building at 2444 SE 90th Ave provided by Concept Design & Associates
Karin points to his long-delayed apartment project at 2444 SE 90th Avenue as an example of one he could not get built in Portland. It started as a 12-unit apartment building with tuck-under parking. It faced delays and eventually became a smaller, five-unit project for sale rather than as a rental near a commercial corridor. “We have five attached townhomes, and my permit is in its fifth year with the City,” said Karin. After downsizing the unit count, the permits began moving forward. However, he said officials recently told him he will need to build a half-street improvement on the curbless section of SE 90th Avenue. He explained that this provision will require more engineering and further drive up costs, leading to fewer units at higher prices for future buyers.
Some builders are getting back to work as recent City programs have helped drive the creation of middle housing. Still, even a developer like Karin will point out that the number of projects underway is not the best measure of a successful housing policy. When the building permit process discourages apartment building density by adding costs and delaying project approval, builders will target lower-density land uses to get the project moving. He wants to build more housing units per property where it is appropriate, offering more affordable options for price-constrained buyers. He notes density is needed within Portland, recognizing that “no one is making more land,” but he needs the City to help builders like him navigate the system to deliver those projects. Not many local development companies can afford a dedicated person to shepherd projects through the permitting process, and they may still need to make unit-count concessions to gain approval.
People can expect to see work underway at the three DK Homes project sites in 2026.
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On December 2nd, crews working with a crane unloaded prefabricated mobile buildings that will support the residents and site operators of Harrison Community Village at 1818 SE 82nd Avenue. This installation marks a significant milestone as the Multnomah County Homeless Services Department (HSD) prepares the site to house a new sober shelter operated by nonprofit Do Good Multnomah. Principal work on this project began in August, when demolition crews razed the single-story sales office and shop, last used as an RV sales location and later purchased by Multnomah County to become Montavilla’s second shelter site on 82nd Avenue. Work will continue during the 2025-2026 winter season to prepare the site for 38 single-occupancy shed-style shelter units.
The blue metal buildings, made from shipping containers that specialists recently craned into place, will house sanitation facilities, offices, cooking facilities, and other shared spaces. Previously, electricians and plumbers installed underground utilities to provide services to the temporary buildings on the site. Fencing installers have begun setting posts for a new seven-foot-high chain-link fence with plastic privacy inserts meant to obscure visibility into the property. Further work phases will create an outdoor pet relief area, green space, and covered seating for residents. Crews will also construct a trash enclosure and complete new perimeter barriers, including a new wood fence along the eastern edge of the property to create a buffer between the shelter site and the adjoining single-family residence.
Multnomah County purchased the former recreational vehicle dealership at 1818 SE 82nd Avenue in December 2022 for $2.015 million. This 34,000-square-foot parcel was the second Montavilla location the County bought that year for temporary shelter services. The other shelter, Oak Street Village at 333 SE 82nd Avenue, opened in February and is currently operating at full capacity. The Joint Office of Homeless Services — now renamed the Homeless Services Department — has held several community meetings, including one in April that announced that Do Good Multnomah would operate the site as a sober shelter. Presenters explained that residents and staff are subject to drug testing, and policy strictly prohibits the possession of non-prescribed intoxicants on the property. Selecting a sober format meets a specific need for people transitioning into stable housing who are in recovery from substance use disorder, and it better matches community desires for the site, which is near two Portland Public Schools.
Homeless Services Department staff will continue to collaborate with community partners on a Good Neighbor Agreement. People can expect to see much more above-ground work at the site, leading up to an early 2026 community tour of the property, followed by the first group of residents beginning to move into the sober housing, where they will receive on-site support every hour of every day, with operators providing wraparound services that aim to move people into stable housing. People interested in knowing more can visit the Harrison Community Village website.
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Over the last several months, crews working with the Portland Bureau of Transportation (PBOT) have created new segments of sidewalk along NE Halsey Street between NE 84th and 92nd Avenues as part of the NE Halsey Street (68th to 92nd Avenues) – Safety and Access to Transit Project. This infrastructure work aims to enhance biking and walkability on the busy roadway, which was previously made hostile to non-automotive travel due to freeway construction projects decades ago. This long-anticipated update builds upon substantial street safety improvements undertaken in 2024, when roadwork reconfigured NE Halsey Street between 68th and 81st Avenues, removing a lane in each direction while adding painted buffered bike lanes and a center turn lane.
Contractors finishing new curb cuts leading to driveways on NE Halsey
Although currently non-contiguous, the sidewalks will soon provide a consistent pedestrian walkway along NE Halsey Street from NE 92nd to the MAX light-rail and bus transfer station at 82nd Avenue. Cyclists will gain a bidirectional pathway on the south side of the overpass, continuing up NE Halsey Street with a connection via NE Jonesmore Street to the transit junction point on NE 82nd Avenue.
PBOT provided illustration showing the NE Halsey Jonesmore junction with new bike trackCycle track east of NE 84th leading to Jonesmore StRamp at NE Halsey and Jonesmore St
In December, PBOT anticipates that crews will begin work on installing a small roundabout at NE 80th Avenue and Halsey Street to address a notoriously confusing intersection, located just before the east-most NE Halsey Street Bridge over I-84. Posted renderings show people will have access to high-visibility crossings for pedestrians and bikes. Rebuilt and extended corners will also shorten the crossing distance, and new sidewalk segments will guide users to pathways that lead to transit connections. When contractors complete work at NE 81st Avenue, cyclists will have access to a bi-directional buffered bike track on the south side of NE Halsey Street, extending up to NE 92nd Avenue. PBOT plans to remove some parking spaces on the south side of NE Halsey Street to accommodate the bike route east of NE 86th Avenue.
PBOT provided illustration showing the NE Halsey, NE 80th, and 81st junction with mini roundaboutNE Halsey and 81st junction looking east from NE 80th Ave
Contractors are actively installing new sidewalks, curbs, and driveways, with lane closures in place adjacent to the work site. One lane in each direction remains open to drivers and TriMet vehicles. Riders may need to board westbound bus service on NE Halsey at 90th (Stop ID 2459) and 86th (Stop ID 2457) from the street due to construction. PBOT anticipates minimal impact on vehicle traffic, and the Interstate 84 eastbound onramp remains open for drivers. People interested in following this project can subscribe to updates on the PBOT project website. Federal money, Transportation System Development funds, General Transportation Revenue, ODOT Bridge Program funds, and Bureau of Environmental Services funds are covering the $8,646,720 project costs.
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In 2021, two Portland restaurateurs partnered to build food cart pods that better support the local culinary entrepreneurs they host, recently opening the Hawthorne Street Food and Bar location at 4225 SE Hawthorne Boulevard. The team working under the B&U Properties name intended to open their first pod at SE 82nd Avenue and Ash Street. However, uncertainties around the former State Highway’s transformation prompted them to refocus on a second site, 40 blocks west, that officially opened in April.
Ben Bui and Uday Seelam formed B&U Properties LLC, which references the initials of their first names, and promptly used the Limited Liability Company to purchase the parking lot north of 322 SE 82nd Avenue and the RV Sales lot at 218 SE 82nd Avenue within a few months of each other, securing a large corner lot for their future venture. The restaurant operators formed the cart pod development partnership after they identified a shift in consumer preference towards more outdoor dining and takeaway food service. Seelam runs Dwaraka Indian Cuisine on SE Hawthorne Boulevard, and Bui owns Fish Sauce on NW 17th Avenue. The pandemic-era shutdown of indoor dining accelerated the previously slow-moving consumer trend away from table service, transforming behavior nearly overnight. That behavior continued beyond restrictions, and Seelam saw an opportunity to build food cart pods that better support cart operators and provide customers with restaurant-like amenities while still offering the menu diversity and fresh air experience that carts are known for.
RV Sales lot prior to closing and site demolition. Future cart pod location
When they bought their first property in 2021, 82nd Avenue was still a state highway under the control of the Oregon Department of Transportation (ODOT). However, officials were making progress transferring street ownership to the Portland Bureau of Transportation (PBOT). Advisors to B&U Properties recommended that they wait until after the jurisdictional transfer and subsequent roadway improvements before submitting building permits on the project. “We were ready to go, but our architects said, ‘ODOT is about to hand it over. It would be a lot easier for you to deal with PBOT than ODOT,” recalled Seelam. “Some of the contractors who give us feedback built The Yard at Montavilla and a couple of other things on 82nd. They said, ‘dealing with ODOT was really painful and it will just set you back months and months on construction.'” As they waited on the SE 82nd project, a former Miller Fence property—repurposed as a personal storage facility—on SE Hawthorne Boulevard became available. When the seller lowered the lot’s price to a suitable amount, B&U Properties purchased the land, and the City approved the permits for the location transformation into a cart pod in 2024. The team reused many of its design strategies planned for 82nd Avenue on this site, focusing all efforts on its construction and launch.
Covered outdoor seating wit hover head heaters
The cart pod’s design stems from experience gained through conversations with cart operators and personal experience in the food service industry. Seelam opened a food cart in 2016 in the Cartlandia pod, now called Springwater Cart Park, and his two years running it helped shape how he wanted to operate his food cart pods. He explained that some older pods only provided power for tenants and did not offer water, sewer, or gas lines. “Propane was dangerous for a lot of people; they hated it, said Seelam. A September gas explosion at the site of his former cart stands as a prime example of the dangers. The Hawthorne Street Food location offers its 14 tenants gas lines with safety disconnects, along with water, power, and wastewater hookups. It also features site security for enhanced protection against theft, which can be a common burden for cart operators in more exposed locations. Bui and Seelam’s food service background makes them aware of challenges in the industry and informs their approach to making an appealing space. Even a simple choice in ground covering impacts how tenants and customers perceive the pod. “They love the concrete. In the summertime, customers can bring their pets and don’t have to worry [about their feet]. It actually keeps the area cooler compared to asphalt,” remarked Seelam. He also explained that full restroom facilities are essential. “If I’m a customer, I don’t want to go there if I don’t have hot water to wash my hands with soap. If I just have a porta-potty, it wouldn’t look appealing to even eat in the pod,” said Seelam.
Other key attributes they built at Hawthorne Street Food and Bar include indoor seating and a bar with both interior and exterior ordering options. Having a large permanent covered outdoor structure with heaters is central to the design standard they want to use at all locations. The space should feel clean, modern, and safe. Seelam said people from the neighborhood walk over regularly with their children, so his team ensures there are games to play and that it is a place guests want to stay for their meal.
Indoor seating finished with Mr. Plywood sourced lumber
Over the next two years, Bui and Seelam will concentrate on their restaurants and this first cart pod. Still, they intend to develop their property on SE 82nd Avenue into a dining destination. However, they are scaling back the project’s size to preserve some parking space. Initially, they had not planned to offer many vehicle spaces, assuming most people would walk to the future pod. However, after the adjacent retail businesses asked to rent the parking lot on their property temporarily to help with high demand, it became more apparent that they would need to support at least 15 stalls. This change will have them reduce the total number of carts to under 20 tenants. The large corner property could accommodate more vendors, but they aim to expand on the features offered at the first location by creating a spacious, covered outdoor seating area with a stage for performances. Seelam said the dedicated performing area is an aspect missing from Hawthorne, and he believes it will be crucial to the 82nd Avenue location’s future as a community gathering spot.
The Hawthorne location has three carts facing the sidewalk with parking lane seating which will not occur on 82nd Ave
The design team will return to the drawing board on this project when work resumes, according to Seelam. They will bring the best features of the Hawthorne location to this space. They plan to construct the primary entrance on SE Ash Street, keeping the existing retaining wall and maintaining the elevated lot edge along 82nd Avenue. Seelam still feels this is an excellent location for a food cart pod, acknowledging there are other competitors in the area. For him, the location’s proximity to the US Foods CHEF’STORE restaurant supply center, just one block away, and Hong Phat across the street, will make it appealing to food vendors who can restock within minutes without having to drive. He also sees the growth in higher-density housing in the area as an indication that this space will help feed current and future residents in a meaningful way. Future development at the site is contingent upon managing budgets already strained by inflation and expected improvement requirements to the site’s 360 linear feet of frontage. In the meantime, people can visit the Hawthorne Street Food and Bar location at 4225 SE Hawthorne Boulevard to see what the 82nd Avenue project could look like.
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TriMet will close the NE 82nd Ave MAX Station elevator from October 20th to the 27th for scheduled maintenance. This Monday-to-Monday closure in this location follows months of construction that require people to walk on temporary scaffolding-style stairs to access the boarding platform and, at times, clog the bus stop pullouts above the station with construction vehicles. Riders needing to use an elevator during this time can detour to the NE 60th Ave MAX Station west of the NE 82nd Avenue stop and take a shuttle bus connecting that location to the Gateway/NE 99th Ave Transit Center.
Temporary scaffolding-style stairs at the NE 82nd Ave MAX Station
Since June, crews working on TriMet’s NE 82nd Ave MAX Improvements Project have made substantial progress, completely resurfacing the station’s concrete platform and rebuilding the stairs at the 82nd Avenue light rail stop. During the project, riders have used a temporary platform constructed to the west of NE 82nd Avenue and adjacent to Interstate 84. The reconstruction efforts will add a new weather shelter to the station and add a pedestal for the future art piece, which TriMet plans to install between the two shelters. The frequently used stairs connecting NE 82nd Avenue to the light rail platform will contain the same number of landings and treads. However, the project will replace the concrete railing walls with steel guardrails, enhancing the riders’ sense of openness through greater visibility. This station was part of the original MAX Blue Line and one of the most heavily used light rail stations on the system, dictating this extensive improvement project. TriMet anticipates completing this station work by the end of 2025.
TriMet elevator access control reader
The week-long elevator closure is essential to keeping this mobility resource functioning through demanding and sometimes rough usage. In May, TriMet expanded its test access control program at the Hollywood Transit Center to include the NE 60th Ave and NE 82nd Ave MAX stations. People wanting to access the grade-separated platforms now need to present a valid fare to a digital reader before elevator doors open. They are not charged for the use, but need to verify paid system usage for access. This change has the potential to reduce equipment misuse and keep the assistive access devices available to riders who require them. TriMet provides a system elevator status page available for riders who have difficulty using stairs at trimet.org/elevators. People should check this page before traveling to ensure availability if they intend to use an elevator.
Update October 27, 2025: TriMet announced the elevator at its NE 82nd Ave MAX Station is back in service.
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Crews will soon begin work preparing the vacant lot at 8425 NE Hassalo Street for a quartet of new townhouses. The seller will offer the new homes under an affordability program that exempts buyers from paying reassessed property taxes for a decade, cutting their monthly escrow payments. The developer will use the Middle Housing Land Division (MHLD) process to split the parcel into four distinct lots for individual sale. The frontmost home’s door will open onto the street, with the back three accessed by a shared walkway along the western edge of the properties. The attached units will provide buyers with three bedrooms in around 1,200 square feet of living space spread across two floors.
Portland Maps image showing 8425 NE Hassalo St outlined in red
Area developer Rees Bettinger purchased the 15,700-square-foot investment property at 8413 NE Hassalo Street in May, splitting its two linked lots. NW Development bought the undeveloped tract east of the existing house for this housing project. That company’s owner, Brett Barton, explained that he and Bettinger are longtime friends, working cooperatively when possible. Another developer purchased the corner lot and is using Cascade Homes NW to construct an additional four townhouses off NE 84th Avenue, as well as renovate the existing 1908-era two-story home that originally occupied the site. In the 1930s, a plumbing permit for the century-old property listed the “World War Veterans’ State Aid Commission” as the owner of this home, possibly indicating that a past resident was a World War I or Spanish-American War veteran who received the supportive organization’s loan to purchase the house. Although the house on NE Hassalo Street has used the adjacent property as a side yard for decades, the original platting of this block indicates that its subdividers intended the undeveloped 5,650-square-foot parcel to serve as a distinct property, and this current project is likely its first housing development.
8425, 8427, 8429, 8431 NE Hassalo St, floor plans courtesy NW Development
The 50-by-114-foot lot offers considerable space for the new housing. Barton said his project will utilize the same architect who designed Rees Bettinger’s townhouses, located a block over on NE Holladay Street. However, with the increased property size, the NE Hassalo Street units will offer their owners a few extra feet in critical spaces, such as bathrooms. The main level’s open layout places the “L” shaped kitchen in the back corner near the rear sliding door that leads to a patio space on the east side of the homes. An outdoor storage closet, located near the back patio, provides space for seasonal outdoor furniture or other deck items. A kitchen island has space for counter seating from the living room side and helps define the kitchen space from the rest of the open main room. The northern walls support a pantry, a half-bath washroom, and an under-staircase storage area containing the water heater. The second floor features two standard-sized bedrooms, each with a shared bathroom located in the hallway near a stacked laundry closet. An “owner’s” third bedroom features an ensuite bathroom and a walk-in closet.
8425, 8427, 8429, 8431 NE Hassalo St, renderings courtesy NW Development
Barton said the new homes will also have more yard space, thanks to the deeper and wider lot. However, development plans will not allow for attached onsite vehicle storage. He explained that he registered the development in the “Homebuyer Opportunity Limited Tax Exemption” (HOLTE) program, which grants a property tax exemption of up to ten years to single-unit homes, as long as the property and owner remain eligible according to HOLTE Program requirements. Owners remain responsible for paying the original assessed value of the land without a building during the exemption period. This program only applies to housing with at least three bedrooms or some Two-bedroom homes within transit-oriented areas. Buyers must remain below the Median Family Income (MFI) restriction levels, and the home sale price for this program cannot exceed a maximum price currently set at $455,000. Barton intends to sell the houses for under $400,000 and expects the HOLTE option to make this obtainable for people qualified for loans in the $330,000 to $370,000 range.
Renovation work underway at 8413 NE Hassalo St with 8425 NE Hassalo St seen behind it
New changes to Portland’s System Development Charges (SDCs) will also have a positive impact on this project. Barton said he would have needed to enroll in other affordability programs to reduce the fees the City charges builders to pay for new infrastructure. Those expenses can make some projects too costly. In July 2025, the Portland City Council adopted an ordinance that temporarily exempts newly created housing units from SDCs. With that change, Barton said prospective buyers will face fewer restrictions when qualifying for these affordable units. For other market-rate projects, it could keep costs within the profit margins needed to undertake a development.
City staff are still reviewing permits for the new housing. When construction crews complete work on these concurrent developments, the land that once supported a single home will now contain at least nine residences. People can expect significant progress on this project in 2026.
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