Category: Demolition

Reshaping the VOA Oregon Site on NE Glisan

Volunteers of America (VOA) Oregon will raze the existing church building and other structures at 8815 NE Glisan Street within eight years. This demolition work will clear the way for the organization’s consolidation of its family safety, substance use, behavioral health, and post-incarceration services. Until the redevelopment begins, the human services organization plans to reuse the existing buildings for some relocated services and potentially as a childcare center.

President of VOA Oregon, Kay Toran, explained in an interview last week that the organization is in the early planning stages. The massive property spans both sides of NE 90th Avenue at Glisan Street, and plans for the new VOA campus will include purpose-built structures to support their various programs. Toran sees this project as an opportunity to change the perception of supportive services. “We tend to marginalize our oppressed populations by the facilities that they visit. So what I want this property to be a property that not only makes good efficient use of our time and efficient use of our professionals but also to lift up the population we serve,” said Toran.

VOA Oregon currently maintains services across many locations in the Portland Metro area. Development of this site will bring together those disparate locations into one destination and give the organization room to expand into other offerings. “We plan to use the 5.8 acres to relocate our existing services into one space, so we have more of a one-stop-shop,” said Toran. Consolidation is just one aspect driving the redevelopment of this multi-lot property. VOA Oregon is in the process of substantially expanding its medical services.

A sizable portion of VOA Oregon’s work centers on addiction treatment, including substance abuse disorder and gambling addiction. With the development of the new facility, they will focus on growing the behavioral health services by becoming a Certified Community Behavioral Health Clinic (CCBHC) and a Federally Qualified Health Center (FQHC). They intend to augment their current behavioral health offerings by providing Primary Health services to clinic patients and their families. This ambitious goal will drastically increase the number of people using VOA Oregon services. “So right now, we serve, over the course of a year, probably 10,000 individuals. That includes families and individuals,” explained Toran. “Well, I think it will grow exponentially because we’re looking at applying for a new service that will support family [healthcare].” This move to include accessible general medical care fills a critical gap in supporting marginalized people. “In our community, health care is not easily accessed by most people who are not insured,” said Toran. VOA Oregon would like to get people on the Oregon Health Plan when possible, but that still leaves people unserved, and this new expansion will help bridge the gap in coverage.

Not all VOA Oregon functions will relocate to the Glisan Street Site when completed. Corporate offices will remain at SE Stark Street and Cesar Estrada Chavez Blvd. The Montavilla location will grow into the central hub for the organization’s client facing services, maximizing all available land for that purpose. “We’re going to use all this space, and that’s where the professional talents of an architect is very important,” explained Toran. Staff will continue working with professional contractors to design the campus over the next four months. At that point, Toran expects to have a loose plan to share regarding the project.

A campus of this size and scope will require extensive planning and substantial donor investment. However, Kay Toran is committed to seeing this project underway with the urgency that current conditions demand. “I can’t tell you whether that’s five years or eight years, but I can say it won’t be ten years.” The site will likely remain empty as plans take shape. Expect to learn more about the NE Glisan Street property early in 2023 and anticipate seeing some temporary use for the building sometime next year.

4 New Townhomes on NE 74th

The new owners of a single-family residence at 423 NE 74th Avenue will soon remove the 100-year-old building. In its place, the developers will create four new townhomes in an area of NE Montavilla seeing substantial development. This 5,000 square foot lot sits next door to a recently completed apartment building and across NE 74th Avenue from the proposed affordable housing complex breaking ground next year.

Riverside Carpentry bought the 900-square-foot home in April of 2022. A month later, they applied to demolish the house and detached garage. In mid-September, the developer submitted building permit applications for a project consisting of four two-story townhomes. Each residence will reside on its own lot. Plans do not call for onsite parking for this project.

Image from Portland Maps

This infill development joins other recent high-density housing centered around NE Glisan street west of NE 82nd Avenue. Similar projects are underway at 432 NE 73rd Avenue and 319 NE 75th Avenue. Although the Mt Tabor Villas building on NE 74th Avenue predates Metro’s purchase of the former Trinity Broadcasting Network (TBN) location, other recent developments seem centered around the future low-income housing complex. Even before the construction began at the TBN site, the message from officials was clear. Density housing is the future for this area.

Within a few years, many more people will reside off NE Glisan Street. The added residents should boost nearby businesses, and the late-night activity could deter some malicious activities in the area. Eventually, other properties on the surrounding blocks will have economic pressure to convert to residential or mixed-use, bringing in even more people and businesses to the area. NE Glisan will take years to mature, but current building trends indicate that change is already underway.

423 NE 74th Avenue after it sold in April 2022

New Townhome addresses

  • 451 NE 74th Avenue
  • 453 NE 74th Avenue
  • 455 NE 74th Avenue
  • 457 NE 74th Avenue

Proposed Chick-fil-A on SE Stark

This month, the Chick-fil-A development team continued their preliminary work on redeveloping 9950 SE Stark Street. Designers have modified the project from the Early Assistance meeting last May. The current Early Assistance no longer seeks to demolish the approximately 7,012 square foot building or construct a drive-thru lane on the property. Instead, crews will rehabilitate the existing structure to host the fast food restaurant with 98 indoor seats. Plans still include some outdoor seating.

Currently zoned as Central Commercial (CX), City planners expect new developments on this property to maximize density and encourage urban activities. The CX zone allows projects with tall buildings placed close together. Developers working in this zone should create pedestrian-oriented structures with a strong emphasis on a safe and attractive streetscape. The proposed project on SE Stark Street will be a nonconforming use of the existing site. Portland allows noncomplying use within a zone when the building predates the new standards and only expects zone compliance to occur when property owners significantly redevelop the site. The status of nonconforming structures is not affected by changes in ownership or tenant. The project’s initial demolition and drive-thru-oriented redevelopment plan would need to adhere to the CX standards. This new renovation plan will create a different Chick-fil-A than most of the restaurant’s other locations but retain its nonconforming status and maintain the usage pattern of previous tenants.

The single-story structure, first built in 1984, hosted a wide range of restaurants and entertainment venues over the years. Rax Roast Beef owned the property until 1990. Recent tenets included Tony Roma’s restaurant, Hooters, Mystic Gentlemen’s Club, and Venue Gentlemen’s Club. If approved, Chick-fil-A will shift this location’s use back towards general fast food and away from adult-orientated services. The lack of a drive-thru window will limit some of the traffic impact experienced by the change in use. However, based on other Chick-fil-A locations, this could become one of the most popular destinations in the surrounding blocks and attract additional vehicles to the area. The project is likely months away from approval and may fail to move beyond the planning phase. Look for permit applications sometime next year if the City approves this site’s reuse.

Article originally published May 13th, 2022.

A recent land-use Early Assistance application indicates Chick-fil-A may soon open a new restaurant on SE Stark Street. If approved, developers will demolish the 1984-era building and construct a new fast food restaurant with a drive-thru window. Located at 9950 SE Stark Street, the 36,590 square-foot half-block property currently houses an adult entertainment club and bar.

The Chick-fil-A development team intends to construct a 4,991 square foot building with 98 indoor seats for guests. Outdoor canopies and an outdoor eating area with 12 patio seats would surround the new building. The property sits between SE Stark and SE Washington Streets, aligned at SE 99th Avenue near Mall 205. The site offers a variety of vehicle access points and is near the number 15 TriMet bus line. Other Chick-fil-A restaurants tend to attract many visitors, sometimes with lines spilling onto the neighboring street. However, this proposed Chick-fil-A is just six miles from the Clackamas restaurant and seven miles from the Gresham location. That density of stores may reduce peak demand for the proposed eatery and avoid traffic issues sometimes seen at other Chick-fil-A sites.

Developers use Early Assistance applications during the pre-planning phase of a project. Many proposals do not continue past this stage, and this Chick-fil-A may never materialize in this location. However, the addition of a popular destination restaurant in the area could draw in more visitors and improve business for neighboring stores. Expect to see updates regarding building permits if this project moves forward.

Proposed Food Cart Pod on SE 82nd

SE 82nd Avenue may soon have a new food cart pod near the popular SE Stark commercial area. A recent Early Assistance application revealed plans for the large corner property on SE 82nd Avenue at SE Ash Street. The new owner of 218 SE 82nd Avenue wants to demolish the existing Recreational Vehicle (RV) sales buildings and construct a food cart pod with an overhead canopy structure and other amenities.

B&U Properties bought the corner lot used by Budget RV Center in November of 2021. The same Limited Liability Company had recently acquired three lots adjacent to the RV sales property in June of 2021. B&U Properties is owned by Uday Seelam, who previously operated a food cart business and has experience in the food service industry.

The combined site owned by B&U Properties is 260 feet long and 100 feet deep, making it a sizable dining venue with space for parking and dozens of food carts. The proposal for the site includes adding water and sewer services to support the food carts, along with a shared trash enclosure. Crews will reconstruct the existing commercial driveway and add a pedestrian entrance from SE 82nd Avenue. They will also provide modular bathrooms on site, similar to the facilities installed at The Yard at Montavilla food cart pod.

Modular bathrooms at The Yard at Montavilla

This new food cart pod would be Montavilla’s second culinary collective opened in the last few years. The Yard at Montavilla greeted guests a year ago, just two blocks to the north. One month before the Yard’s grand opening, the Collective Oregon Eateries (CORE) at 3612 SE 82nd Avenue opened near SE Powell Blvd. If approved, this new pod could create a competitive marketplace for food cart operators seeking favorable rent while remaining in the same vicinity. This project is in the early stages of development and will likely not begin construction until sometime in 2023.

1905 House Deconstruction on NE Glisan

The new owner of 7132 NE Glisan Street intends to deconstruct the house and detached shed to make way for a future housing development. DEZ Development bought the corner lot in late May and applied for a demolition permit earlier this month. Designers are currently working on plans for the replacement housing coming to this site.

When approved, demolition crews will clear the lot of all structures and fill the basement cavity. Although most buildings near this property are business-oriented, DEZ Development is committed to building housing at this location. Realtors had listed the hundred-year-old home as a fixer-up-er, and interior pictures of the house indicate significant neglect. Previous owners of the 1,568-square-foot home failed to upgrade or maintain the structure over its many years.

800 E. Glisan Sanborn Map 1909

When constructed in 1905, the home had an address of 800 E. Glisan. By 1920, it was renumbered to 1834 East Glisan and owned by R. S. Wildemuth. The owner and his home were featured in an advertisement for Sibloco Pipeless Furnace in The Oregon daily journal of October 31st, 1920. This home changed to its current address after the Great Portland Renumbering in the early 1930s.

NE Glisan Street has significantly changed since 1905. Once the lifeblood of the neighborhood, the Montavilla streetcar running down its center ended service by the 1950s. Residences along the street gave way to businesses. Automotive traffic has increased significantly since then, making Glisan an arterial roadway. However, the neighborhood is changing again with a return of housing and small businesses catering to local residents. With luck, the replacement housing built on this site will accommodate a new generation of people calling NE Glisan their home.

1834 E Glisan Sanborn Map 1928

Twelve Townhouses Underway on SE 86th

Last April, demolition crews deconstructed the 1947-era single-family residence at 416 SE 86th Avenue. Now, heavy equipment is clearing the property, preparing the site to host twelve townhomes. City staff issued construction permits for the new density housing on June 28th, triggering this current work.

The total volume of buildable land becomes apparent with all trees and shrubbery cleared from the property. At 88 feet wide by 111 feet deep, this lot has just enough space to construct the two structures needed to hold twelve townhomes. The developers placed the units closer to the commercial building to the south, allowing for a slightly wider buffer zone between the single-family residence to the north.

All units are two stories tall and feature dual bedrooms with attached bathrooms. The main level utilizes an open floor plan with the kitchen centered between the dining area at the front of the residence and a living room towards the back. Designers placed a small ground-floor half-bathroom under the stairs and situated the laundry closet on the second floor between the two bedrooms. All units have a partially covered patio accessed from the living room through a sizeable three-panel sliding glass door.

When completed, each townhouse will receive an evenly-numbered unique address starting with 380 SE 86th Avenue and ending with 394 SE 86th Avenue. Residents will access ten of the twelve units from a shared center walkway, with the two westward homes having front doors opening onto the street. Crews will construct a shared trash enclosure and bike barn on the property’s eastern edge.

  • 380 SE 86th Avenue
  • 378 SE 86th Avenue
  • 376 SE 86th Avenue
  • 374 SE 86th Avenue
  • 372 SE 86th Avenue
  • 370 SE 86th Avenue
  • 384 SE 86th Avenue
  • 386 SE 86th Avenue
  • 388 SE 86th Avenue
  • 390 SE 86th Avenue
  • 392 SE 86th Avenue
  • 394 SE 86th Avenue

The size of this project is not unique to the area but is indicative of the changing density in the neighborhood. It is currently unknown if townhomes like this will assist with the general affordability of housing in Portland. However, units like these are often occupied soon after construction and fit a niche in the housing market.

Update August 14th, 2022: Crews assembled concrete forms for the souther building’s foundation.

7 Townhomes Proposed on NE 73rd near Glisan

Last week, the new owners of 432 NE 73rd Avenue submitted building permit applications to construct seven new townhomes on the property. This standard 50-foot wide lot abuts an apartment building to its rear and a parking lot to the north. The new residences will replace the 1924-era single-family home, garage, and shed on the site.

Each of the seven townhomes will span two floors. A separate Site Development permit seeks to create shared walkways, landscaping, and other infrastructure for the future residents. The developer has yet to submit demolition permits for the home and detached garage. However, references to the impending deconstruction of the house are present in the other permit applications.

1928 Sanborn Map showing E 73rd Street undeveloped

The property’s existing home appears to predate its current location by 25 years. Maps from 1928 do not show any buildings at that location or the surrounding lots. Before 1928, E. 73rd Street ended north of E Glisan Street. 73rd started again south of E Stark Street. Consequently, most homes built on this segment of 73rd Avenue date back to the 1930s and 1940s. However, a plumbing permit from August 30th, 1949, indicates the owner of 432 NE 73rd Avenue relocated the structure to its current location from 320 NE 39th Avenue. The permit’s notation about the move explains the discrepancy between the map data and Portland’s official age of the home.

1949 Plumbing Permit for 432 NE 73rd Ave

Although past developers saved the nearly 100-year-old home once before, it now looks like its removal is needed to make way for new housing. The added density provided by the townhomes will dramatically increase the number of families living on the property, and better fit the growing density along NE Glisan. Expect demolition to occur this fall, with construction likely starting later in the year.

1909 Sanborn Map showing E 73rd Street ending at E Glisan

Update: On July 15th, the developer submitted the demolition permits for this project.

NE 82nd and Glisan Gas Station and Market Work Underway

Last week, the Jacksons Food Store and Shell fueling station at 515 NE 82nd Avenue closed for renovations. Crews have removed gas pumps and enclosed the site with construction fencing. Demolition crews will remove the two structures on the property within the next few months. In 2020, the gas station’s owners purchased the neighboring vacant restaurant to the north. That acquisition doubles the property’s size, making room for a 4,452-square-foot convenience store.

The combined site at the northwest corner of NE 82nd Avenue and Glisan Street will feature a large detached Jacksons Food Store in the center of the rectangular lot. The developers intend to construct a public plaza near the intersection with covered seating and landscaping. An updated fueling canopy and gas pumps will remain close to their current location.

Improvements to the property will trigger sidewalk reconstruction along both streets, creating wider and safer public walkways. The project designers will reposition vehicle entrances and reduce the number of crossings where pedestrians and drivers interact.

When completed, the new fueling station and store will have an address of 611 NE 82nd Avenue and occupy nearly a full acre. The building will site close to the 82nd Avenue sidewalk, allowing pedestrians to enter the store without walking through a parking lot, as previous customers once did. Designers plan parking access on the north and south sides of the convenience store.

Site Plan as presented to the Montavilla Neighborhood Association by PM Design Group

Soon demolition crews will begin removing the former Pizza Hut building and the existing small store. Then workers will construct the new structures, sidewalks, and plaza. Although the storefront is expanding, the fueling capacity will not dramatically increase. Look for work to continue at the site for the remainder of the year, with an expected reopening in 2023.

Demolition on NE Holladay Street

In March, Riverside Carpentry purchased 8225 NE Holladay Street and now plans to demolish the 100-year-old single-family residence. A second demolition permit seeks to remove the detached garage and shed simultaneously. The property is adjacent to the Don Pedro Mexican Food restaurant on 82nd Avenue and outside the residential section of Portland’s Comprehensive Plan Map. Consequentially, the permits are not subject to a 35-Day Demolition Delay.

In the early 1900s, the property housed a small cottage on the land with an original address of 2049 Holladay Ave. Ivan Swift purchased that home sometime after 1911. According to the Sunday Oregonian, the Swift family celebrated the birth of their daughter at that home on September 5th, 1918. Sometime late in the 1920s, the Swifts updated the house, installing a sewer line and running water.

2049 East Holladay Ave Sanborn Maps 1924

The two-bedroom, one bathroom, 489-square-foot home’s real estate listing shows very few updates over its 100 years. However, it has received at least one addition at the back of the building, expanding the structure. The property is now zoned Commercial Mixed Use 2 and could support a variety of medium-scale redevelopment. Projects in this zone generally support four stories, except in locations where bonuses allow up to five levels and offer a mixed commercial and residential use.

Expect demolition crews onsite in the next few months. Workers will also remove the driveway’s curb cut, cap the sewer, and fill the basement cavity. Look for updates when the developer submits building permits for the replacement structure.

Three Townhouses on SE 93rd

This week Sunstone Homes submitted permit applications to construct three townhouses near SE Division Street and Interstate 205. The proposed townhouses will each contain four bedrooms and an attached single-car garage. Demolition crews will remove the existing 1944-era single-family home at 2421 SE 93rd Avenue to make room for the new two-story units.

The 63-by-75-foot lot has enough room to comfortably support the proposed homes, each with 1500 square feet of living space. The designers will provide two full bathrooms and one half-bath for each townhouse. 

SE 93rd Avenue ends in a cul-de-sac near SE Division street, but pedestrians have access to the adjacent Division TriMet FX bus line. That express transit system starts service in September. Additionally, the I205 Multi-use-path is across the street from this property, making these homes the ideal location for commuters regardless of their chosen mode of transportation.

Over the last five years, this block has seen substantial redevelopment. The pandemic delayed some of the larger projects. However, this recent proposal indicates that this area will continue to develop with denser housing options. If approved, expect work to begin at the end of the year or sometime in 2023.