Category: Construction

Community, Construction, New Residence

PCC Legin Apartments on Division

The affordable housing project slated for the southwest corner of Portland Community College’s (PCC) SE campus moved to its next phase of development, with project team members submitting building permits and selecting a name for the 124-unit apartment building. The Legin Apartments’ name honors the landmark Chinese restaurant demolished after closing in 2012 to make way for the PCC campus expansion. Although connected to the educational institution’s campus, the housing operator Our Just Future will independently manage this 110,000-square-foot residential building without any college enrollment requirements.

In 2021, PCC representatives collected feedback from students, faculty, staff, and PCC neighbors about the physical environment at its four campuses. The researchers combined this qualitative input with data on student enrollment, regional demographics, and market trends to create development concepts that accommodate the next 10 to 20 years of the college’s growth. In that exploration, affordable housing ranked high on the priority list for future developments. However, PCC leaders did not want to increase student housing insecurity by linking shelter to enrollment. Instead, they determined increasing affordable housing inventory near college campuses would better serve the community and PCC students.

Site map courtesy of Bora Architecture & Interiors

Our Just Future, formerly Human Solutions, will develop this housing project in partnership with local nonprofit APANO. Bora Architecture & Interiors is leading project design work for this four-story building located at 7755 SE Division Street and conducted community outreach in 2023. Listening to neighbor feedback while adjusting to city and utility company concerns, Bora reshaped the project while retaining the same basic I-shaped footprint as first proposed. To address those concerns, the team requested several exceptions to Campus Institutional 2 zoning standards, allowing the building to sit further back from the sidewalk on its west and north frontages, among other minor adjustments. These changes will enable the builders to retain more of the established trees on the lot and provide a buffer for the one and two-story homes across from the site along SE 77th Avenue and SE Sherman Street.

A neighbor across from the site appealed the Land Use Adjustment approvals, citing his opinion that the project is too tall to integrate into the residential scale neighborhood and that PCC is not within its rights to lease the land for this non-school use. City officials scheduled the appeals hearing for September 3rd. In regards to this appeal, Brian Squillace of Bora noted this project is below the campus’s allowable density, which permits buildings up to eight stories tall on portions of the site. His team worked to strike a compromise between providing efficient land use and integrating with the existing scale of the campus and neighborhood. The design team also oriented the 30-vehicle onsite parking lot on the northern edge to further distance the taller building from the single-story homes across the street.

Rendering from SE 77th Ave courtesy of Bora Architecture & Interiors

Bora Architecture & Interiors worked with the development team to design the building with several elements that support residents who may need enhanced amenities to meet their specific needs. The building offers tenants two elevators at either end of the building to ensure people with special mobility needs will have quick access to the upper floors from the parking lot entrance or the main lobby on SE Division Street. Providing two elevators ensures out-of-order equipment will not trap people in their apartments. Squillace explained the design incorporates communal elements to “expand the livability beyond the footprint of the unit.” Most floors offer two studying nooks for a single person to take a private video call or work in solitude. The building also features larger gathering rooms for two to six people, available without reservation or pre-approval. The project architects envision each floor supporting micro-neighborhoods with a diversity of shared spaces where people can socialize.

The designers of this project incorporated features that embody resiliency in a changing climate. The Legin Apartments is an all-electric building, utterly free of combustible fuels. Thanks to a Portland Clean Energy Fund investment, the apartment building will include mini-split heat pumps in each unit for year-round temperature control. Additionally, electricity costs are included in the rent, so people on a tight budget will not need to sacrifice in other areas to stay comfortable. Building management provides complimentary wireless Internet to residents with the option to buy enhanced service for video streaming and gaming. Our Just Future considers online access an essential part of modern living and a roadway to future success. The developers are working to secure funds for a significant solar array on top of the building that would reduce external energy demand by up to 60 percent. Limited battery storage onsite will serve critical loads such as refrigerators for medicines and Wi-Fi access during power outages.

Graphic courtesy of Bora Architecture & Interiors

The four floors in this building will support a mix of unit sizes, emphasizing family-sized housing. Legin Apartments will have 33 studio, 28 one-bedroom, 47 two-bedroom, and 16 three-bedroom units. Brian Shelton-Kelley with Our Just Future explained they would reserve apartments for households earning 60% or less of the Area Median Income (AMI). This site will also receive 20 Project-Based rental assistance Vouchers (PBVs) from Home Forward for people making 30% or below the AMI. Residents in the building will have access to many supportive resources not found in market-rate housing. Our Just Future will provide dedicated resident service coordination staff in addition to the building administrative managers and maintenance crew. The resident service coordinators host community-building events and connect residents to community-based resources, including health care or financial assistance. Our Just Future manages just under 900 units across 19 other properties. Nine resident service coordinators oversee those sites, and the new staff hired for Legin Apartments will have an extensive peer network from which to draw support.

Renderings courtesy of Bora Architecture & Interiors

Along with ground-floor apartments, the main level of this new building will offer a gated courtyard with play equipment and a variety of community rooms for classes and events. A central laundry room on the main floor is adjacent to the kid’s playroom so caregivers can watch their kids while they’re washing clothes. The building also offers smaller laundry rooms on each floor, so residents do not need to travel far. People living at this site will have access to APANO programming and services. The partner organization’s headquarters are across SE Division Street, just east of this location. They will provide workforce development and home ownership classes. The group may host some of their regular music and yoga classes from down the street in the educational space at the Legin Apartments.

APANO is an Asian and Pacific Islander advocacy organization with nearly three decades of broad community development experience. This PCC building is one of three APANO-affiliated affordable housing projects under development in the area. The group is committed to improving conditions for people in this section of Portland, which has an intertwined history in the city’s Asian American community. The site of the Legin Apartments once held a Kaiser Permanente leased one-story building. PCC acquired the property from the German American Society in May of 2010 and later demolished the building. During that time, the college expanded its campus and purchased the land used for 17 years by Legin Restaurant. The pioneering eastside location was a key gathering place for Asian communities in the city as populations moved east. Opening in 1995, Legin became an established regional anchor point with a large banquet hall to host events moving away from Downtown. When newcomers to 82nd Avenue needed a culturally specific communal location, Legin Restaurant’s iconic pagoda served as a beacon.

Google Maps image of the Legin Restaurant from 2012

In addition to honoring Legin Restaurant’s contribution to Portland through the building’s name, project staff will recognize Minoru Yasui, Oregon’s only Presidential Medal of Freedom awardee. The development team is working with the Minoru Yasui Legacy Project to spotlight his historic challenge of Japanese American internment during WWII and his lifetime defending civil rights by naming a key element in the development after Minoru Yasui. The team will announce the details of this homage later in the construction process as they plan a formal naming ceremony.

Construction crews anticipate breaking ground on the Legin Apartments at the end of 2024 or early 2025. APANO is still developing its final programming plan for the residents, and site operators will formalize more project details closer to completion. Next year, people should anticipate significant construction at the site as crews work to bring more affordable housing to the area.

By

Jacob Loeb

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

Community, Construction, New Residence

Faster ADU Development with Pre-Approved Plans

The newly renamed city agency Portland Permitting & Development (PP&D) recently released a collection of pre-approved plan sets for Accessory Dwelling Units (ADU) that could save people time navigating the pre-construction process. Portland based its implementation on City of Eugene created plans and a program that works to remove barriers for people adding housing units to their properties. Four variations of a standard floor plan offer prospective builders free plans that are pre-approved for Life Safety and Structural requirements, reducing the building permit approval times that have increased over the last few years.

On July 1st, the Bureau of Development Services became PP&D as Portland works towards increasing permitting efficiencies and reducing costly delays for people looking to build in the city. The new name includes an organizational update that moves permitting staff under unified management, no longer forcing people to navigate multiple bureaus and processes to gain building approval. Simplifying bureaucracy and removing code hindrances are part of the reforms leaders have enacted to increase housing construction. Last year, a preliminary review process and subsequent survey of developers identified less critical requirements that were most likely to dissuade housing production. In February, the City Council approved the Housing Regulatory Relief Project, which officials hope will spur housing production by providing temporary waivers and permanent changes to zoning regulations.

Floor plan courtesy Portland Permitting & Development

These changes to the permitting process will take time to improve efficiency and simplify the process. That is why PP&D pursued a method to hasten ADU construction through the pre-approved plan program. This process also has roots in an effort to increase housing equity with program improvements planned to make free resources available for people who may lack access to paid design professionals or the experience needed when navigating the permitting process. Adding housing to a property is a recognized way for people to stabilize rising housing costs through additional revenue, accommodate multi-generational households, or offer age-in-place options where people can live in an ADU while renting their family-sized home.

Renderings courtesy Portland Permitting & Development (for representational purposes only)

The current plans offer designs with a shed or gable roof that people can build on a concrete slab foundation or wood-framed floor. Due to its studio-style layout, the single floor plan option will not work for all living situations. The shed roof option or gabled roof versions with a covered front porch will not meet ADU size limits when built within side and rear setbacks. Many other site considerations and potential hindrances to receiving a permit with the pre-approved plans exist. However, it is one step further to making the ADU process faster and more approachable.

People considering this option must account for the considerable building expense they will incur. Even with owner-supplied labor offsetting some work, an ADU of this size could cost over $100,000. Some estimates would put that closer to double that number. The city will charge building permit fees, water service fees, and System Development Charges (SDCs), adding to the overall project costs. Consequently, free pre-approved plans will not be enough incentive for many homeowners considering an ADU. Still, it may help speed up the process for people who have already chosen to add housing density to their property and serve as a tool for builders interested in packaging ADU projects at a standard rate. The PP&D website has additional information about ADUs and important details regarding further costs and restrictions.

by

Jacob Loeb

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

Construction, Food and Drink, New Business

Plaza 205 Retail Revival

In 2022, a California-headquartered real estate investment and management company purchased the Plaza 205 retail complex east of Mall 205. For over a decade, the struggling retail destination at SE 103rd and Washington Street followed the shopping mall decline seen across the country with prolonged vacancies and empty parking lots. Since taking ownership, Red Mountain Group has leveraged its relationship with the Asian supermarket chain 99 Ranch Market to become a new anchor store for this property. Many complimentary businesses have signed leases to fill most of the vacant space. The property owners have plans to expand the retail footprint by constructing sidewalk-accessible additions on the northern edge of the ample parking lot.

Storefronts at Plaza 205 awaiting tenant buildout. Post subdivision and 99 Ranch entrance updates

The 30-year-old Red Mountain Group owns just over 120 properties across 20 states, most of which are in Arizona and California. The privately owned company has an in-house group that works strategically to fill properties like Plaza 205 in various markets. “The leasing team that is working on this property is really the force behind it. They have a great relationship with 99 Ranch Market, and we have other properties where they have been our tenant. So with this property [we determined] that they would be a great tenant for it and partnered with them to revitalize the shopping center, bring in other tenants that would be great Co-tenants,” said Red Mountain Group representative Lisa Gray.

Portland Maps image with MV News illustrations. Red outline indicates Plaza 205 property

Earlier this year, crews divided the future 99 Ranch Market space to allow for the construction of three smaller storefronts sharing the grocery store’s frontage. This renovation allowed the anchor store to take over two spaces formerly used by Hometown Buffet and Office Max. The food retailer needed a significant footprint inside the store but only an modest entrance. That allowed for several shallow retail spaces at the front. However, shell construction delayed the speed at which new tenants could move in. Gray explained that Red Mountain Group’s leasing team often works ahead of acquisition to fill new properties. “Usually, we buy a property, and we can pre-lease. We really get leases done very quickly,” said Gray. In this case, most of the new stores moving into this shopping center will need to wait until early 2025 to open, and construction crews will take over a year before adding new structures at the complex.

Former Big Lots storefront at 10548 SE Washington Street, future location of Teso Life

Despite leasing delays due to buildout time, Red Mountain Group has secured tenants for all but one 2,401-square-foot retail space. Tea brand The Alley will take a space at 10542 SE Washington Street to the west of 99 Ranch Market at 10544 SE Washington Street. East of the grocery store, specialty restaurant chain Ten Seconds Yunnan Rice Noodle will open an eatery at 10546 SE Washington Street. Recently, Japanese department store Teso Life signed a lease for the 23,200 square foot former Big Lots location at 10548 SE Washington Street.

Inside 10548 SE Washington Street, future location of Teso Life

Having a high-profile tenant like 99 Ranch Market helped Red Mountain Group shift the direction of this shopping center away from decline and office tenants back to a growing retail segment. “We’re very excited about the future because of the tenants that are going in, including 99 Ranch. We have these concepts down [in California] where there is a great mix of tenants that are symbiotic; they really flow well with each other’s customer base,” explained Gray. Plaza 205 is the first Oregon property where Red Mountain Group applied that proven model. If it works well for them, they will look at repeating the process at other shopping centers in the area.

Homogenized big-box commerce is still on the decline across the country. However, culturally specific business clusters are rapidly filling that gap in American shopping centers. This shift presents an opportunity for retail landlords to rework investments with a greater variety of storefront sizes and to consider underserved communities when leasing. People should expect to see a more active shopping experience at Plaza 205 in 2025 as tenants complete their buildouts and customers start visiting these new businesses.

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 for a full year directly online. We invite those who can contribute to this local news source to consider becoming paid subscriber or sponsor. We will always remain free to read regardless of subscription.

Business Relocating, Construction, Property Sale, Renovation

Sizzle Pie Co-Founder Invests on NE Glisan

Matthew Jacobson, co-founder of Sizzle Pie, purchased a multi-building property at 7323 NE Glisan Street in August 2022. Months later, Jacobson purchased a second property on the block at the corner of NE 74th Avenue and Glisan, currently serving as the construction office for a neighboring affordable housing project. Over the last few months, a new anchor tenant in the Glisan Street frontage has reshaped the prominent space to serve as their architecture firm’s regional office, while other trades-related businesses occupy the building spaces located between NE 74th Avenue and NE 73rd Avenue.

Jacobson purchased the properties with other investors through his whimsically named companies Jackie Glisan LLC and Buford T Justice LLC. In a December 2022 interview with Montavilla News, Jacobson explained that it was a general investment in the property outside his other restaurant ventures. The popular local chain Sizzle Pie sold to Sortis Holdings several years ago, and Jacobson now only works as an employee of the organization. He remains active in other investments, including Wayfinder brewery. However, outside of possible storage space for those businesses, he had no active plans to extend those businesses to this site. Instead, Jacobson has recently focused on supporting other growing businesses by dividing the space into smaller units, including a personal office for himself.

The site’s most visible transformations will support a new tenant moving into one of the NE Glisan Street storefronts. Evident Architecture Office (EAO) has offices in Portland and Cleveland, Ohio. Owner Bill Neburka spent many years as one of the principal Architects at Works Progress Architecture, where that firm designed several distinctive buildings, including the Blackbird building on E Burnside Street. Crews are slowly removing the industrial cladding on the NE Glisan Street building to reveal the classic painted brick facade.

Google Earth image with real estate listing illustrations

Jacobson said he has around 11 tenants in the “T” shaped building, including EAO. There are plumbers, contractors, and people who create props for film and television, all of whom share the commercial building. He is happy with the mix of creative people working from the space. Jacobson hopes the upgrades to the building will add to the transformation at this intersection driven by the affordable housing buildings under construction. “I’m really interested to see how the development across the street is going to impact things. I think generally it’s probably gonna be good,” said Jacobson.

Crews will continue working on the building through the summer as they customize tenants’ spaces. Jacobson indicated that he plans to keep this investment for a while with an eye on enhanced future uses. For now, it will serve as another commercial complex suitable for a variety of businesses looking for flexible space.

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, Renovation

SE 78th and Washington Rehab

Last May, Rose City Reimagined purchased the 1925-era single-family residence at 604 SE 78th Avenue and the adjacent 50-foot by 50-foot lot that served as the home’s backyard. Development team Dallis Raynor and Antoine Dean began work to restore the original home, which had suffered years of neglect and damage from squatters. Crews will spend the next 45 days updating the 1,028-square-foot house as they prepare it for sale. The team will then create two new affordable homes on the unbuilt lot to the south.

Dallis Raynor explained that the house was in poor condition when they purchased the properties, and conditions at the site impacted area livability. “There was a lot of deferred maintenance, and it has been a real problem in the neighborhood for some years now. Portland police were present at the property pretty frequently. The squatters had taken over the home, and they’ve had ongoing problems with drug usage. It’s been a real nuisance for the community for quite some time now,” said Raynor. The previous owner left the site vacant for several years, allowing the corner lot to become overgrown and generating repeated Nuisance Complaints.

604 SE 78th Avenue before crews installed a new roof

Eventually, the previous owner contacted a real estate agent to help sell the property. The Realtor knew the owners of Rose City Reimagined and their experience rehabilitating similar properties. “We deal with a lot of homes that have been taken over by squatters or where owners have become somewhat of a hoarder,” said Raynor. That experience allowed the team to approach the project with an eye toward preservation. “I think a lot of people thought it was a likely teardown, but as bad as it looked on the outside, it actually was very straightforward with no real structural damage,” recalled Raynor. “But it was very gross. I mean, they’ve been living without water, sewer, or electricity in there for quite some time. We had a lot of cleanup to do.”

604 SE 78th Avenue after crews installed a new roof

After a deep cleaning, crews began restoring the nearly 100-year-old home. “We try to keep as much of the original finishes in the house as we can, so the floors will be refinished, and the floor plan will stay the same,” said Raynor. They will install new windows for higher heating efficiency and expect to replace the electrical panel in the home. Workers will completely refresh the bathroom and kitchen, modernizing the house in those critical spaces.

604 SE 78th Avenue seen from SE Washington Street

Raynor was impressed with the local support for this project. “The neighbors are really active in the community, and they’re thrilled that something is being done with the property.” Raynor said many people have visited the site to exchange information, offering to help keep an eye on the property until new residents move in. It seemed apparent to the developers that the community wanted this house alive again with active owners.

Portland Maps image with MV News illustrations. Blue box shows north property with original house. Red square shows site of future affordable homes.

In addition to new landscaping, crews will install a fence on SE Washington Street to give future residents some privacy from the active pedestrian walkway along that street. The development team will also erect a fence between the two lots, making space for a forthcoming housing project with modest density. “We’re hoping for two units, smaller, affordable starter homes that fit the landscape. We don’t want to overbuild on the area,” said Raynor. The team has not finalized any plans for the new homes; instead, they are concentrating on the restoration project. However, when that work is complete, they expect to begin the permitting process for the next development phase. Look for realtors to list the original home this summer and for construction crews to break ground on new homes in the near future.

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

SE 92nd and Alder Townhomes

The new owner of a corner lot at 9144 SE Alder Street will construct three new townhomes on the backside of an existing 1947-era single-family residence. Each new townhouse will offer residents around 1,400 square feet of living space spanning three levels. The new homes will contain three bedrooms with two-and-a-half bathrooms. Units will face SE 92nd Avenue and receive addresses on that street.

Image from Portland Maps

The property’s owner, James Kosta, describes the new structures as two and a half stories tall, with the third bedroom in the standing-height attic area. Dormers looking out onto SE 92nd Avenue will provide additional upper-level floor space and scenic views. Kosta’s BW Construction company has built housing east of Interstate 205 for many years, and they are now expanding to areas west thanks to the zoning code changes implemented by Portland officials in the Residential Infill Project. That package of code updates allows additional housing on most lots in the City.

Property frontage along SE 92nd Avenue

Kosta has spent the last 50 years building homes and is a proponent of affordable housing construction. His company often utilizes Portland’s program that offers builder tax abatement incentives to create new homes priced in the middle of the housing market. The three units will sell to buyers earning at or below the median family income (MFI) level for a four-person household, which is $116,900 as of April 2024. The income restriction will adjust upward for larger families. The program also caps townhome prices at $455,000 as of 2024. However, units can sell for less based on market interest from qualifying home buyers. Income limits and the sale price cap adjust annually based on median home sales and Portland Metropolitan area income reports evaluated by the US Department of Housing and Urban Development.

Existing 1947-era single-family residence

BW Construction is a family-owned company based in Oregon. James Kosta’s daughter is a partner in the housing development business. They do not plan on using Middle Housing Land division for this project at SE 92nd Avenue and Alder Street. The homes will sell as condominiums with a small Home Owners Association (HOA) covering shared property costs. Permit applications do not include additional on-site parking for this development, but the corner lot has curbside parking along both streets. Building permit approval timelines and other considerations will push the start of construction into 2025. When completed, the new homes will add family housing options just three blocks from a park and school while maintaining the existing house.

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, Demolition, New Residence

Eight Townhomes on NE 78th

After a two-year delay, the new owner of 37 NE 78th Avenue will continue the eight-unit townhome development first proposed in 2022. The new homes will span two buildings, flanking a shared center driveway. The six off-street units will stand three stories tall and have an attached single-car garage. The two street-facing units offer two floors of living space and will not include attached parking for residents.

In 2021, a previous developer purchased the 1890-era building, planning to construct several homes on the doublewide lot. After seeking Early Assistance for a rowhouse complex, the previous owner worked with an architect to develop building plans but then halted work on the project. In March 2024, Wasatch Credit Association took over the property and sold it to Mark Wilde of Wilde Properties, a frequent contributor to the Montavilla area housing market.

Portland Maps image of 37 NE 78th Avenue

Wilde explained that the lender contacted him about the townhouse project after the bank foreclosed on the property, offering him the land and plan sets for the project as a package. Mark Wilde does not often build townhomes, instead focusing on detached houses or apartment buildings. However, this project was ready to build and had other attributes Wilde felt would make a successful development. “I like projects that have off-street parking and garages. It’s getting harder to do that in the city of Portland. So I’m generally attracted to those kinds of projects,” said Wilde. He also intends to sell all units to buyers earning at or below the median family income (MFI) level for a four-person household. This buyer restriction is part of a Portland program offering builders incentives to create new homes in the middle of the housing market. Portland’s MFI annual income limit for incentives is $116,900 as of April 2024.

This development will use Middle Housing Land Division (MHLD) to create distinct properties for each home, avoiding the need for condo-style Home Owners Association fees. Wilde explained that MHLD simplifies the infill development process and creates a better housing product for buyers. “I think it’s a fantastic idea. It really makes the land use process more efficient. I think it’s going to help with housing affordability in Portland when we don’t have to spend as much time and money on simple land use.”

The six back units will offer around 1,400 square feet of living space with three bedrooms and two-and-a-half bathrooms. The two street-facing units will provide residents under 1,000 square feet of space and two bedrooms. Demolition crews will remove the existing single-family home and open-sided carport ahead of construction. Although it is a century-old home, many modern updates to the structure have removed most of its historical significance and past owners let it fall into disrepair. Mark Wilde hopes to start construction before the end of the year. Look for activity on the site to pick up this fall, with eight new homes coming to NE 78th Avenue next year.

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

Dual Duplex on SE Washington

Recently, crews completed framing work on a four-unit development along SE Washington Street east of SE 86th Avenue. The pair of duplexes offer each home around 1220 square feet of living space spread across two levels. Over the coming weeks, work will progress to roofing and sealing up the exterior.

The two buildings have separate addresses: 8625 SE Washington Street and 8631 SE Washington Street. Ernie Jette Construction placed one duplex fronted on SE Washington Street and the other directly behind it, with backdoor access to the alleyway. The homes take up a significant portion of the property, prohibiting standard on-site parking. However, other residents with alley access on this block parallel park against the rear of the buildings. That space, coupled with the curbside parking on SE Washington Street, would allow at least one parking stall per home.

Unlike a traditional townhouse project offering similar-sized units, this configuration allows for just one common wall between each unit instead of sandwiching the middle homes between neighbors. However, it creates a situation where the backyards of the front properties merge into the front yards of the off-street homes. It is a somewhat unique configuration but similar to the neighboring development to the east that uses shared yard space. 

This double duplex project repurposes a standard-width lot previously serving as yard space for 8605 SE Washington Street and creates added housing inventory along a transit corridor. Look for work to continue through the summer. Ernie Jette Construction tends to complete projects quickly, and these units could be available for purchase before the end of the year. 

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

5 Townhomes on NE 91st Sloped Lot

Update: Construction is underway on five new townhouses at 750-758 NE 91st Avenue. Crews completed wall framing and recently installed the gable roof trusses, defining the structure’s shape. The project is owned by J&I Properties, a Limited Liability Company (LLC), which took ownership of the property in March. Provision Investments transferred the property into the LLC, and its president is one of the three owners of the new company. His development business, Provision Group, is managing the project. Provision has built several projects in Montavilla over the last few years, including apartment buildings and other townhouses. Expect construction to continue through the summer.

Article originally published October 14th, 2024

In September, the townhouse development planned for 716 NE 91st Avenue received approval for an Adjustment to increase the allowable building coverage on the site. Since first submitted in April, the number of residences planned for this project has reduced from six units to five townhomes. The lot features a significantly sloping grade that requires stairs for resident access and a base support structure to level the building.

Sitemap from Land Use Notice of Decision LU 23-035826 AD

This undeveloped lot remained after the previous owner created two duplexes on the southern portion of the property. Those four homes fronted on NE Irving Street completed construction in 2019. After four years of sitting vacant, Provision Group submitted building permit applications for the new homes and shared site improvements on this open land. The builder required an Adjustment to zoning codes because this property’s Residential Multi-Dwelling 1 zone only allows a maximum building footprint coverage of 50%. This 4,900-square-foot lot allows building coverage up to 2,450 square feet. However, the builder proposed a footprint of 2,792 square feet, which is 57% of the land area.

The Bureau of Development Services (BDS) approved this increased footprint because the project would meet all other zoning standards, including maximum building height and minimum building setbacks. Staff also felt that approval would encourage development fitting the scale of surrounding structures that are one and two stories. The developer could have reduced the footprint of the building and created a third floor to achieve the same living area. That would have made the massing taller than its neighbors, overwhelming the scale of other homes in the area.

Elevations from Land Use Notice of Decision LU 23-035826 AD

The Bureau of Environmental Services (BES) initially opposed the Adjustment request out of concerns for sufficient stormwater management, but the developer submitted more documentation alleviating those arguments. The only other opposition came from residents concerned over the lack of onsite parking along a slender street. However, Portland Zoning Code no longer requires off-street parking anywhere in the city.

Building permits in Portland take months to process, pushing this project’s groundbreaking into 2024. Expect to see work begin next year after this housing infill project receives approval. The complexity of the site topography will likely extend the foundation portion of the project. Still, it should otherwise follow construction schedules similar to other developments of this size seen throughout the neighborhood.

Article and photo by

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

Work Underway on New NE 94th Home

Work is underway on a new single-family residence at 817 NE 94th Avenue. The four-bedroom, two-and-a-half-bathroom home offers 1,355 square feet of living space spanning two floors. The upper level extends over the full-width front porch in an architectural nod to the Craftsman homes seen through this area. This infill development replaces a detached garage and large tree that was part of the 1927-era house at 825 NE 94th Avenue until 2023.

Rendering Courtesy DEZ Development

The main floor features a bonus room up front with a full closet, allowing it to act as an office or additional ground-level bedroom. A powered room sits under the staircase leading up to the second level. Designers placed an “L” shaped Kitchen in the center of the house with a large breakfast island separating the space from the combined great room and dining room that occupy the entire rear of the building.

Floor Plan Courtesy DEZ Development

On the second level, the main bedroom extends slightly over the front porch and has a full attached bathroom and walk-in closet. A front-facing window provides natural light into the spacious closet. Two standard-sized bedrooms at the back of the house share a full-sized bathroom. A stacked laundry closet and utility room sit at the center of the upper floor.

This housing project is another home created by DEZ Development, which is wrapping up work on Three Affordable Townhomes a few blocks away on NE 92nd Avenue. Per the current Portland building code, which prohibits attached garages on a street-facing facade less than 22 feet long, this home does not feature on-site vehicle storage. However, removing the previous curb cut and restoring the sidewalk’s edge will allow more curbside parking. People should expect to see construction continue at this site through summer. 

Article and photos by

Jacob Loeb

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