Category: Top 2025

Government, Top 2025, Transportation November 24, 2025January 1, 2026

Traffic Citation Camera Equipment Returns to 82nd Ave

Crews recently replaced the speed and red-light enforcement cameras on 82nd Avenue after Portland City officials switched vendors this summer. The pole-mounted equipment appears inactive, with the Tuffak polycarbonate lens covers still donning its logoed protective film. However, drivers can anticipate the system’s activation, with a period of warning letters issued before the City switches to issuing citations for excessive speeds or failing to stop for a red traffic signal.

*_{Nov 18, 2025, equipment installation on NE 82nd Ave facing E Burnside St}* *_{(Weston Ruter)}*

Around the beginning of August 2025, crews working with the Portland Bureau of Transportation (PBOT) removed the newer intersection safety camera systems the City of Portland installed along 82nd Avenue the previous year. In summer 2024, crews installed new cameras along 82nd Avenue and in other areas of the City to deter speeding and running red lights in crash-prone areas. The camera system installed at 82nd Avenue at E Burnside Street monitored an intersection where a speeding vehicle killed an area resident in October 2023. Cameras at NE 82nd Avenue and Glisan Street monitored multiple directions of traffic where a driver hit and killed a wheelchair user in April 2023. The equipment removal was not an effort to reduce automated enforcement but instead supported a citywide effort to replace camera equipment with newer systems developed by NovoaGlobal, making that company the sole supplier and operator of the City’s speed and intersection safety camera program.

*_{Left image shows original equipment on NE 82nd Ave near E Burnside St and then post removal condition (Jacob Loeb)}*

The City had 32 camera positions before the vendor switch, and the Portland Police Bureau operates two mobile Traffic Division speed enforcement vans that the City will also upgrade with NovoaGlobal equipment. For some City leaders, that is too few to reduce risky driving behavior adequately, and they advocate expanding the program. This summer, Portland City Councilor Steve Novick said in a KOIN News interview that he is interested in emulating other jurisdictions with fewer traffic fatalities per capita that have substantially more cameras in use. However, some residents oppose the automated cameras used in issuing citations. Objections voiced include concerns about excessive government surveillance, fining drivers instead of building infrastructure that encourages safety, and the inequitable distribution of cameras across the City that could penalize poorer communities.

*_{NovoaGlobal equipment on NE 82nd Ave facing E Burnside St (Jacob Loeb)}*

The City will add three intersections to the safety camera network as part of the vendor switch-out work, increasing PBOT’s tools to support its goal of eliminating vehicular-related deaths and serious injuries on city streets. Those locations include southbound monitoring on NE 82nd Avenue at Fremont Street and northbound NE 82nd Avenue at Klickitat Street near Glenhaven Park and Leodis V. McDaniel High School. Other nearby network expansions will focus on SE Powell Boulevard.

PBOT notes that incidents involving speeds above posted limits are a top contributing factor to deadly crashes across the Portland region. Additionally, ignoring traffic signals causes a significant number of crashes. Some street safety advocates in favor of citation-based deterrents stress the importance of changing harmful road behavior through a variety of methods, including fines. Camera citations are not the only solution needed for safer streets. However, a majority of surveyed Portland residents support the expanded use of traffic cameras.

*_{NovoaGlobal equipment on NE 82nd Ave facing NE Glisan St (Jacob Loeb)}*

Opponents of automated camera-based systems worry about privacy implications that could track drivers across Portland and the danger that city budgets will become dependent on fines, favoring revenue growth over correcting harmful behavior. Rules on camera placement and revenue use can limit the potential for misuse. PBOT’s website indicates that the program will only retain video footage not used in a citation for 30 days. Additionally, State law requires municipalities to spend the money collected from speeding tickets to cover the program’s costs or to pay for safety improvements and programs on the High Crash Network.

Drivers in Portland can expect to see up to 35 cameras operational by the end of 2025 if installation crews keep to schedule. Motorists should anticipate system activation at any time and travel cautiously.

Jacob Loeb

Correction: Updated to indicate Intersection safety cameras issue citations for speeding and red light running and removed yellow light running. PBOT notes that going through a yellow light in Oregon is a violation if you are able to stop prior to entering the intersection.

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Property Lease, Property Sale, Top 2025 August 23, 2025January 1, 2026

Multnomah Campus For Sale

Jessup University recently placed its 20-acre Multnomah campus at 8435 NE Glisan Street on the market, seeking a buyer for the entire property. The faith-based educational institution announced early this year that it would halt undergraduate programs at the campus in May and pare down postgraduate programs. The listing includes 16 campus buildings sold as a package but excludes the former dorm buildings facing NE Pacific Street that Volunteers of America Oregon started using in 2024 for its residential treatment program serving women with children.

A campus map and directory sign for Multnomah University displaying building names and locations. — *_{Campus directory showing buildings. Units 5 and 4 on the map are not included in the proposed sale}*

With undergraduate students not returning to campus this fall, most campus buildings are unused at the moment, except the Travis Lovitt building, where some remaining educational activities will continue throughout 2025. The Multnomah Biblical Seminary will conduct its coursework primarily through distance learning, and the Master of Arts in Counseling program will end in December. After ceasing its academic athletics programs, the University rented the campus’s recently constructed soccer field and gym facilities to area groups.

A view of the athletic field and building at Jessup University's Multnomah campus, featuring a soccer pitch surrounded by a fence and trees in the background. — *_{Soccer field completed in 2022 and athletic buildings}*

A representative from Terraview Partners explained that the real estate development company is working with Jessup University to “lease or sell the unused assets on the campus property.” This group previously assisted the faith-based education institution with a land deal near its Rocklin, California, campus. The Charleston, South Carolina-based real estate firm promotes its blended approach of profit with environmental responsibility, which may influence what potential buyers the group engages with. The property is currently zoned Campus Institutional 1 (CI1), restricting future reuse to campuses or medical center uses. However, it can support buildings up to seven stories tall at its core with lower-scale structures at its edges abutting residential zoning.

The Terraview Partners representative was confident that the campus would remain active with student and non-student activity starting this fall term, and he expects Rogers Cafe to reopen to the general public after operators determine ideal hours based on the new campus activity.

Interior view of Rogers Cafe at Jessup University's Multnomah campus, featuring tables, a potted plant, and a service counter in the background.

Jessup University President, John Jackson, provided details in an open letter about why the California-based educational institution adopted the Portland campus only to close it 18 months later. He stated Multnomah University’s leadership approached Jessup University in November of 2023 seeking financial support so it could continue to meet its payroll obligations and remain open for students. “Jessup continued to fund Multnomah with millions of dollars of support over the next several months until Multnomah University ceased to exist in May of 2024, and the remaining assets and liabilities were contributed to Jessup,” wrote Jackson. However, according to the written account, assuming Multnomah University’s multi-million dollar deficits were not sustainable, Jessup University could not continue funding the Portland campus. Jackson explained that his organization’s support allowed more than 80% of students to graduate from the Multnomah Campus of Jessup University who would have otherwise needed to transfer to another school without this financial support.

Sign for Multnomah University displayed in front of a campus building, surrounded by grass and trees.

The campus is over 100 years old, having started as the Oregon Employment Institution for the Blind in the 1920s. Multnomah School of the Bible purchased the property in 1952 and became Multnomah Bible College and Biblical Seminary in May 1993. The name changed again in July 2008 to Multnomah University. As Colliers Commercial Realty works with Terraview Partners and Jessup University to find new uses or ownership for the property, its long-term future is unknown. However, its current caretakers have an interest in maintaining its positive presence in Montavilla.

Article and phots by

Jacob Loeb

Event, Food and Drink, New Business, Top 2025 August 17, 2025January 1, 2026

Large Attendance at 99 Ranch Grand Opening

Crowds of eager shoppers packed the queue outside Portland’s first 99 Ranch Market on August 16th for the Pan-Asian grocery’s opening day celebration. Attendees waited in a one-hour-long line to enter the new 40,174 square foot store and waited another 25 minutes to check out. Inside, people found a brightly LED-lit and fully stocked store featuring fresh produce, live seafood, meats, housewares, and foods from domestic and Asian suppliers.

A large crowd of shoppers waits in line under a tent for the opening day of 99 Ranch Market in Portland, showcasing a diverse group of people excited for the new grocery store. — *_{Crowd waiting in line under event tents}*

The opening ceremony, featuring a lion dance, started just before 8:45. Then, organizers asked people to join the waiting area that had already grown beyond the double event tents constructed to shelter guests. Under the white canopy, a zigzagging felt rope controlled a holding area that felt more fitting for an amusement park ride queue than a store opening. However, it remained full for hours after the 9 a.m. launch, as Portlanders showed a large-scale interest in seeing inside this long-anticipated store. Event organizers kept the shop at a reasonable capacity, waiting for people to leave before letting new patrons enter. The crowded store was always functional with minimal challenges caused by competing interests in items blocked by the checkout line that wrapped around to the back of the store.

Crowded checkout area inside Portland's 99 Ranch Market on opening day, with shoppers in line and carts filled with groceries.

Interior view of 99 Ranch Market showing busy shopping area with customers browsing fresh seafood and meat displays, colorful signage overhead, and a variety of products in a well-lit environment.

The store’s designers utilized an open ceiling configuration painted matte black, with much of the lighting hung low off the product shelving. The overhead illumination bounced back up from the polished concrete floor, making nearly all angles of merchandised space bright and easily seen. Hanging banners helped direct people to the food items they desired and sell the attributes of the shop’s selection.

Exterior view of the 99 Ranch Market during its grand opening, featuring a decorative entrance, balloons, and a crowd of attendees.

Shoppers can visit 99 Ranch Market from 8 a.m. to 10 p.m. daily at 10544 SE Washington Street in the Gateway District east of Mall 205. The grocery destination has become the new anchor tenant of Plaza 205, operated by the Red Mountain Group, which is revitalizing the older shopping center with many Asian-American focused businesses. People can expect to see continued expansion at this location, including the opening of Teso Life, a Japanese fashion casual department store with a planned launch at the end of 2025.

Article and photos by

Jacob Loeb

Food and Drink, New Business, Top 2025 June 24, 2025January 1, 2026

99 Ranch Hiring for Midsummer Opening

Crews are assembling the refrigerated display cases and product shelving inside East Portland’s first 99 Ranch Market location at 10560 SE Washington Street. The highly anticipated Asian grocery store began hiring for nearly 100 positions at the new location in May, with a Job Fair and postings on job websites. The hiring manager for this location anticipates the store will open in late July or August, with trainees reporting to the Beaverton location as they learn to perform their roles within the organization.

Interior view of the under-construction 99 Ranch Market in East Portland, featuring refrigerated display cases and product shelving among unpacked equipment and supplies. — *_{Partially assembled refrigerated display cases and product shelving inside 10560 SE Washington St.}*

The new store required more effort to open compared to the only other Oregon 99 Ranch location, which took over an existing grocery. Plans for the latest store became public in 2023, with construction starting in 2024. The California-based chain opened its Beaverton store at 8155 SW Hall Boulevard on August 23rd, 2017. Although the two stores are comparable in size, representatives say this new location will feature the company’s modern design updates, and the custom-configured space will better align with the brand’s goals for its store layout.

Beaverton 99 Ranch Market
Beaverton 99 Ranch Market
Beaverton 99 Ranch Market
Beaverton 99 Ranch Market
Beaverton 99 Ranch Market

With over 60 stores nationwide, the company is renowned for offering a wide range of imported products alongside local meats and vegetables. As with most stores in this chain, the new Montavilla adjacent location will offer prepared foods and baked goods made in an onsite kitchen. In addition to grocery items, shoppers will find a hot deli, an extensive meat department, and a seafood area with live seafood tanks. The store will carry a diverse assortment of Asian ingredients and packaged items alongside other grocery staples.

The job poster has a typo, ‭(510) 309-1057 is the correct contact number
Ten Seconds Rice Noodle
The Alley

The Plaza 205 buildout for the 99 Ranch Market created a larger floor plan for the grocer at the back of the space while making room for complementary businesses along the shopping center’s frontage. Ten Seconds Rice Noodle restaurant and The Alley tea shop recently opened next door to the grocery store’s entrance. Foot traffic on the eastern side of Plaza 205 should increase once 99 Ranch Opens later this summer. However, the long-vacant storefronts at this location have encouraged more consumer activity on the Mall 205 adjacent side of the property, making it harder for people to discover the two new businesses in the shopping complex. People can expect to learn more about the official opening date for the SE Washington Street grocery store on the 99 Ranch website or its social media sites, including Instagram and Facebook. Jobs at this location are still available for anyone interested in working at this new location.

_{Graphic courtesy 99 Ranch Market}

Update August 9, 2025: The 99 Ranch Market at 10544 SE Washington Street will officially open on Saturday, August 16th starting at 9 a.m. The store’s Instagram page touts a celebration featuring a lion dance and ribbon cutting event at opening. People can also attend a Bluefin Tuna cutting demonstration at 1 p.m. and the First 100 people in line before 9 a.m. will receive a $10 gift card.

Interior view of a grocery store under construction, featuring assembled checkout counters, product shelving, and refrigerated display cases. Workers are present, and various signs hang from the ceiling. — *_{Staff stocking store ahead of Aug 16th opening}*

Article and phots by

Jacob Loeb

Note: Title image digitally edited by MV News to show 99 Ranch sign as originally proposed in permit drawings. Finale store signage will differ and include FRESH PRODUCE, LIVE SEAFOOD, HOT DELI, and BAKERY under the 99 Ranch Market logo based on LU 24-073292 DZM documents

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Construction, New Business, Property Sale, Top 2025, View of Montavilla June 22, 2025January 1, 2026

Another Gateway Mall Property for Sale

The owners of the six-tenant strip Mall along SE 96th Avenue are seeking a buyer for their Mall 205 adjacent property. Called Prime 205, the single-story bar-shaped structure at 1026 SE 96th Avenue recently secured Carrington College as a new anchor business occupying 64 percent of the building with a ten-year lease. Past owners of the 1971-era strip mall renovated it in 2008. The building currently houses T-Mobile, GolfTec, Fixoid, and L&M Hair Company, with one vacant storefront.

Exterior view of a single-story retail building housing T-Mobile and other storefronts, featuring large glass windows and a brick facade.

The Prime 205 property is located in the Mall 205 superblock, adjacent to the Target store. Mall 205 sold to new owners in 2022, and other retail complexes in the area have endeavored to realign with changing shopping behaviors. The Prime 205 listing follows news that the owners of Gateway Shopping Center intend to sell that large property several blocks north of this location. An unbuilt adjacent lot to the south of the property at SE 96th Avenue and Access Drive is also for sale separately.

Aerial view of a commercial area at SE 96th Ave and Access Dr, featuring multiple large buildings, parking lots, and surrounding roads. — *_{Overhead image of Prime205 from Portland Maps with MV News illustrations}*

The retail building is located steps away from a TriMet MAX Green line station and offers 94 parking spaces. This area is in flux as new chain restaurants open in the vicinity, but shopping activity remains inconsistent. The unbuilt parcel could represent a development opportunity for urban housing with light ground-floor commercial uses. This parcel is part of a rezoning effort to build density in the Gateway District. Housing in this area would place residents within walking distance of grocery stores, retail establishments, medical services, and public transportation. Properties like Prime 205 can remain on the market for several years, and a buyer will likely want to retain lease tenants, so people will not see any significant change at this site in the coming years. However, owners listing this property could be an indication that they perceive renewed interest from buyers in the Gateway area, and any sale brings an opportunity for future site improvements.

Update: Changed link to SE 96th Ave & Access Dr info after host site took down original page.

Article and photos by

Jacob Loeb

Food and Drink, Top 2025 June 16, 2025January 1, 2026

East Glisan Pizza Reopens for Its Community

In early May, East Glisan Pizza Lounge, located at 8001 NE Glisan Street, reopened after a six-week closure with a new staff and an updated menu that retains many favorites, along with new options focused on continuing the 11-year-old establishment’s legacy in the Montavilla neighborhood. On March 17th, the restaurant and bar closed, posting on its Instagram page that it would temporarily halt service for an unspecified period. During that pause, owners Todd Dennis and Kristen Brown worked with a restaurant coach to rebuild a profitable business while retaining the community-centric environment that had kept the partners interested in working into the next decade of operation.

Exterior view of East Glisan Pizza Lounge, a two-story building with maroon awnings and outdoor seating, located at the corner of NE Glisan Street.

Fans of the NE Glisan Street pizza location were shocked that their favorite neighborhood spot showed any signs of trouble as it appeared busy with locals and attracted citywide accolades. Behind the scenes, the operators felt consumed by a daily struggle to maintain high food quality and prevent rising costs from inflating their prices beyond reason for their regular customers. “To be frank, we have not been profitable in the last several years,” said Brown. However, raising the prices alone would not solve their problems. Advisers had encouraged the owners to eliminate table service and adopt a counter-only model, similar to many other area pizzerias, along with other changes that would alter the establishment’s character. That advice did not sit well with Brown and Dennis, but they knew something would need to change. “We were talking about different options for a little bit, but there were a couple of events that happened in the last couple of days before we closed,” explained Dennis. “We just said, ‘We’ve got to do it now.'” Brown added the analogy that they had been trying to “fix an airplane midair, and we need to land it, or it’s going to crash.”

Interior of East Glisan Pizza Lounge featuring wooden tables and benches, with condiments on the tables and a view of the entrance.

Brown and Dennis informed the staff that they had no idea when they would reopen and stated that all employees, except for the front-of-house lead Beth McClintock, had decided to take work elsewhere. That rotation of staff led the owners to reevaluate the business, starting with the question of why they wanted to remain open. They initially discovered the location in Montavilla during a region-wide search and were unfamiliar with the neighborhood when selecting the building. Dennis had worked as a bartender for 15 years in Tualatin, and Brown had some work history at Jake’s Grill and the Heathman but had since developed her career as a mortgage broker. “We both had a lot of front-of-house experience, no back-of-house experience, and very little management experience,” said Dennis. “We did our best, and I think that it went pretty well for quite a long time. It’s one of those things where the more you learn, the more you realize what you don’t know. After 10 years, it wasn’t running behind the scenes the way we wanted it to.” They felt that most guests did not notice the rough edges and appreciated how well their staff took care of customers; however, by the end of 2024, they knew that change was the only option.

Cozy seating area inside East Glisan Pizza Lounge featuring red leather armchairs, a wooden coffee table, and a black couch against a textured gray wall.

What Brown and Dennis discovered is that some dishes were taking too much time to produce, and they were not selling enough pizza each week to cover payroll and material costs. They also felt that they could never take time away from the shop and their success depended on being there every day. “We were kind of becoming exhausted, and there were some staffing issues that were coming up. We decided that if we didn’t shut down on purpose, things would shut down without our control over it,” said Dennis. During that pause time, they removed specific items from the food and bar menus and sought replacement items that would require less labor and utilize more crossover ingredients. Sunday lasagna was a standout to remove from the recurring menu. “It’s very labor intensive. It’s both intensive to prep and labor-intensive to serve. It takes a whole other person during service just to handle that,” recalled Brown. They also changed the gluten-free crust to a Detroit-style instead of a thin rectangular polenta crust. “It was unique, kind of a big loss, but also very labor-intensive,” said Dennis. They removed the Spicy Eggplant and Capicola pizza, making room for a new tavern-style crust that they pre-make in a six-day process. “The tavern-style is a very thin cracker crisp cornmeal dusted pie cut into squares, very shareable,” explained Brown. These crusts keep well during the week, as they have a lower moisture content, making them an ideal option for streamlined preparation. The non-rising dough edge finishes slightly charred, making it crunchy.

A commercial kitchen featuring multiple pizza ovens, stainless steel countertops, and cooking equipment, showcasing the interior setup of East Glisan Pizza Lounge.

They have remained committed to supporting a range of pizza options that cater to various dietary restrictions. “Vegan is something that we’ve expanded a little bit. We now have a Detroit vegan option. We’re using NUMU cheese, which is out of Brooklyn, New York. And we’ve got BE Hive pepperoni and BE Hive sausage,” said Brown. This option replaces the house-made vegan meat options, which required considerable cooking time, with a product that Brown and Dennis feel closely matches the flavor and quality. They have also added fresh pineapple to the menu. “We weren’t snooty about having pineapple,” Brown remarked, noting how a canned ingredient would not work. “But we have set up a process for the pineapple with as little waste as possible. So we roast the pineapple now.”

Interior view of East Glisan Pizza Lounge's bar area, showcasing a wooden bar, various bottles of spirits, and a chalkboard menu featuring pizza options.

They also slimmed down the cocktail menu, focusing on bolstering longtime classics like the Old Glisan, Buffy Summers, and Yellow Submarine, but said that in most cases, they can still recreate an off-menu favorite if requested. Many of these changes came from seasoned professionals hired to guide the relaunch of East Glisan Pizza Lounge, including new chef Adam Maxwell, who came to us from Ranch Pizza and other acclaimed eateries. “He’s opened seven restaurants, He’s opened three Ranches, and he’s got a long pizza resume, including Cellarmaker, a Detroit Pizza place in San Francisco,” said Brown. Before hiring strong leadership skills in the kitchen, the owners worked with pizza consultant Alastair Hannmann, who helped with dough recipes and developed the tavern pie.

During May, East Glisan Pizza Lounge operated in a soft-open mode to give the new staff time to perfect their food service and learn to work together. Recently, the restaurant began accepting online orders for pickup and will soon introduce additional online ordering options. This cautious approach to relaunching the business should bring the behind-the-scenes operation up to the standards that Brown and Dennis can be proud of and give them confidence that the place will operate profitably without constant oversight. However, they feel these updates are only necessary to support the true goal of the business, which they only recently verbalized to themselves. “We articulated what we intuitively knew, that our purpose has always been creating a space where people feel welcome as themselves and are seen. A space for people to connect,” explained Brown. Eleven years ago, they made roots in Montavilla, not knowing that the community would be a critical ingredient in their business. However, they can no longer imagine it any other way and feel certain that these recent changes will help them stay open for their customers for years to come.

Interior view of East Glisan Pizza Lounge showing the entrance with a sign that reads 'PLEASE WAIT TO BE SEATED (INCLUDING BAR)'. A bar area is visible in the background with various bottles.

East Glisan Pizza Lounge is open for dinner Thursday through Monday, starting at 5 p.m. Sundays and Mondays, they close at 9 p.m. Thursdays and Saturdays, they close at 10 p.m., with Friday service extended to 11 p.m. As they ramp up operations, they expect to adjust times and possibly open seven days a week starting in mid-July. They feel ready to start seeing everyone again and look forward to showing customers the updated menu. Prices have risen slightly, and people may need to explore new options, but they are happy to offer the full table service that guests enjoy and return as a valued community place.

Article and photos by

Jacob Loeb

Property Sale, Top 2025 June 7, 2025January 1, 2026

Gateway Shopping Center for Sale

For just under $45 million, someone can purchase the iconic Gateway Shopping Center at the confluence of Interstates 84 and 205. The former Kohl’s building and parking lot are available together with the 24-acre retail complex or separately. The Key Bank parcel at 1205 NE 102nd Avenue is the lone carveout and is not part of the offering. This real estate listing features a significantly sized property anchored by the Gateway Fred Meyer store, with many national chain stores surrounding the expansive parking lot.

Fred G. Meyer built the Gateway Shopping Center in 1954, away from city centers, in what was unincorporated midcounty at the time. The development created the region’s first suburban-style shopping center, focusing on patrons who drove to meet their daily needs. Current structures date back to 1987, with owners reworking almost all the original post-war elements over the decades to meet the ever-changing demands of retail design. The multi-block offering contains six distinct properties with separate registered owners. However, outside of the now-vacant Kohl’s building, the listing focuses on selling the site as a whole.

Entrance of the Fred Meyer store featuring its prominent signage, surrounded by landscaping and an asphalt parking area.

Portland City Planners zoned this area as Central Commercial, allowing high-density commercial development similar to those found in downtown urban streetscapes. Sellers list the property as 96 percent leased, and a sale would not instantly change the commercial makeup of the shopping center. However, a new owner could repurpose the underutilized parking for redevelopment at the edges of the property, better meeting the urban design guidelines while retaining the existing profit center at the complex.

This listing joins other notable multi-block holdings now on the market in this area, including two whole city blocks and several half blocks to the south. The retail site also sits across from a 5.18-acre vacant property at the southwest corner of NE 102nd Avenue and Pacific Street that Prosper Portland bought last year to secure for future housing redevelopment. City leaders intended the Gateway Tax Increment Financing District to spur significant redevelopment, but few properties have transformed with the density required by the new zoning. Several nearby sites have had their structures demolished and are now fenced, awaiting future use. A buyer looking to expand the Gateway Shopping Center could become the catalyst for the district’s growth, much like Fred G. Meyer’s initial investment. However, it will require substantial funding and a vision that extends beyond its suburban past to meet the current demands of a district envisioned as an urban center.

Update July 19, 2025: NBC affiliate KGW reported that the Gateway Fred Meyer location will close permanently leaving a vacancy in the shopping center’s anchor store roll.

Article and photos by

Jacob Loeb

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Top 2025, Transportation May 16, 2025January 1, 2026

Prototype Next Gen Bus Shelter

On May 15th, the Portland Design Commission provided its approval for TriMet’s placement of prototype Next Generation Bus Shelters on city streets. The presenters outlined the three classes of new bus stop weather protection that will use many interchangeable parts for more efficient maintenance. Oregon company GK Machine Inc. is manufacturing the test shelters, and project planners anticipate crews will begin installation at the end of June. After an evaluation period and some public engagement that could allow for modest design updates, TriMet planners intend to start replacing its approximately 1000 shelters with these new units as needed.

Rendering of the Pavilion XS bus shelter design featuring two support poles and a low-pitched roof, with people waiting at the shelter, including a person in a wheelchair. — *_{TriMet slide from May 15th Portland Design Commission presentation showing Pavilion XS rendering and size}*

The current shelter design received approval in the early 1990s, and decades of repair and upkeep experience have influenced these prototype designs. They also incorporate refinements based on the Bus Rapid Transit stations constructed for the FX 2 line on SE Division Street. Two of the three shelter size classifications use two or three vertical support poles at the back of the structure, with the roof cantilevered over its footprint. The smallest Pavilion XS design uses four posts with two in the back corner and the remaining vertical supports placed in the middle of the sidewall dimension. The roof uses a low-pitched asymmetrical hipped roof design that will direct most rainwater runoff to the front corners of the shelter.

Architectural drawings of the new Pavilion XS bus shelter design, showcasing side elevations and measurements. — *_{TriMet slide from May 15th Portland Design Commission presentation showing Pavilion & XS on sidewalk placement}*

The three shelter types will all support sidewalls made from transparent two-foot-wide panels, but TriMet can also place the units without any walls, essentially floating a horizontal covering over the waiting riders with minimal vertical supports. The new design will structurally support glass panels if needed. However, due to increased glass breakage and growing material costs, TriMet is considering using decoratively etched polycarbonate panels protected with Vandal Guard coating for prolonged protection from graffiti.

Rendering of the Pavilion XL bus shelter design featuring a low-pitched roof, transparent sidewalls, seating area, and signage, set on a city sidewalk with greenery in the background. — *_{TriMet slide from May 15th Portland Design Commission presentation showing Pavilion XL rendering and size}*

The Pavilion XS unit will likely become Portland’s most common varation as crews can mount them directly to a sidewalk that is at least 5.5″ thick, similar to existing shelters. Aditionally, is smaller footprint will fit more places in the streetscape with a roof that covers 5′-6″ by 10′-2″. The 8′ by 10′-10″ Pavilion and the 8′ by 14′-10″ Pavilion XL require more significant footing for their support posts. Unlike existing shelters with the underside of roof panels exposed, these new shelters will have ceilings, creating a sealed compartment protecting two battery units that can charge via roof-mounted solar panels. That power system will support integrated LED lighting, e-ink schedule reader boards, and pushbutton audio notifications of pending arrivals. Shelter seating is an updated design of current street furniture that will similarly mount to the sidewalk, independent of the shelter structure.

Illustration of the High-Capacity Family bus shelters, featuring dimensions 18'-10" and 26'-10", showcasing front and side views with multiple support poles. — *_{TriMet slide from May 15th Portland Design Commission presentation showing High-Capacity rendering and size}*

Although the Design Commission can exempt new shelters and associated amenities from future Land Use review, each shelter will require a permit authorized by the Portland Bureau of Transportation. Based on the sidewalk or platform space, the structures can face towards or away from traffic. TriMet plans to introduce larger shelters for high-ridership locations, but presenters did not include them in the May 15th request for approval. The High-Capacity Family of weather protection units will share many replacement parts with the Pavilion styles for a more cost-effective maintenance program. Riders could begin to see these prototype units installed this summer, and TriMet will continue to evaluate the Next Generation Bus Shelters’ performance over time before moving to full production.

Jacob Loeb

Disclosure: The author of this article serves on the 82nd Avenue Transit Project Community Advisory Committee (CAC) but had no involvement with Next Generation Bus Shelter design.

Construction, Demolition, Top 2025 April 23, 2025January 1, 2026

Work on SE Stark Chick-fil-A Underway

In April, crews began converting an adult entertainment venue into Portland’s first Chick-fil-A restaurant within city limits since the Lloyd Center food court location closed in 2003. This project dates back to May 2022, when the national fast food chain explored development at 9950 SE Stark Street, opting to renovate the original structure to maintain its nonconforming use of the existing site. The 1984-era structure previously hosted Rax Roast Beef, Tony Roma’s, and Hooters restaurants before converting to Mystic Gentlemen’s Club and later Venue Gentlemen’s Club.

View of a partially renovated building under construction, with exposed wooden structure and fencing around the site, located on SE Stark Street. — *_{9950 SE Stark Street stripped to its studs ahead of renovation (Jacob Loeb)}*

Complete demolition of the building would have required denser use of the rezoned property and prohibited the use as a single-story restaurant, so workers stripped the building down to its studs and repurposed existing structural elements in the new design. This property is in the Gateway Urban Renewal Area, which city planners hoped would become a second downtown. The Gateway District is predominantly zoned as Central Commercial (CX). City planners expect new developments in this area 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 that strongly emphasize a safe and attractive streetscape. To avoid the minimum density requirements in the CX zone, the Chick-fil-A on SE Stark Street must reuse the original building. 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 tenants. The project’s initial demolition and drive-thru-oriented redevelopment plan would have needed to adhere to the CX standards. This renovation plan will create a Chick-fil-A that is different from most of the restaurant’s other locations without a drive-through option, but it will retain nonconforming status by maintaining the usage pattern of previous tenants.

April 2025 (Jacob Loeb)
January 2025 (Jacob Loeb)

An early morning fire at the location on January 4th almost hampered redevelopment plans. However, Portland Fire & Rescue’s quick response kept the damage to a minimum and preserved most of the structure. This event was just one of the obstacles this project faced over the years. Chick-fil-A remained committed to buying this property even as its storied history played out in court with a 32-year-old man found guilty this month for a deadly shooting at this location in April 2024.

Firefighters responding to an emergency at the Venue Gentlemen's Club building, showcasing the structure's exterior with a sign and emergency lighting. — *_{Firefighters working outside the shuttered Venue Gentlemen’s Club entrance. Photo by Dennis Weis, courtesy PF&R.}*

Over the next few months, crews will rework the facade and roof to incorporate a new entry vestibule. Sidewalk improvements around the site will join updates to the parking lot and ramp additions to increase accessible entry to the restaurant. Workers will restructure the interior with an all-new layout, including restrooms, a play area, a sit-down dining room, and kitchen space to meet the Chick-fil-A standards. People should anticipate sidewalk and lane closures around the property as workers transform this site. After crews complete the renovation, area residents should expect increased traffic around the property border by SE Stark Street, Washington Street, and 99th Avenue. The chicken-centric fast food company tends to draw many patrons, and its lack of drive-through service may exceed its onsite parking capacity, diverting drivers into other area parking. However, the property will have a designated “Delivery Drivers” area for app-based service providers taking orders directly to customers offsite.

Although the building will mostly retain its original footprint and parking lot, people should soon see a different level of customer interaction at this site, and it has the potential to draw in new visitors from the adjacent Interstate 205 commuter looking for a quick meal. Increased visitors at one location can improve surrounding locations’ sales but may also draw customers from local competitors. Chick-fil-A’s impact on the Gateway District will take years to materialize. Still, people have expressed appreciation for the change in business at that location and will appreciate seeing the site more active.

Update January 1, 2026: Construction is nearly complete and the franchisee anticipates opening the location in early 2026.

Exterior view of a Chick-fil-A restaurant under construction, featuring a fenced area, signage, and an entryway with large windows. The surrounding street includes sidewalk improvements and traffic signals.

Jacob Loeb

Correction: The article was updated to acknowledge the Lloyd Center food court location that closed in 2003.

Community, Construction, Top 2025 March 31, 2025January 1, 2026

1818 SE 82nd Ave Meeting Apr 17

On April 17th, Multnomah County’s Joint Office of Homeless Services (JOHS) will host its second community meeting, seeking public input regarding the alternative shelter planned at 1818 SE 82nd Avenue. The event will take place from 6:30 to 8 p.m. in Portland Community College Southeast Campus’s Community Hall at 2305 SE 82nd Avenue. Attendees should pre-register for this open community meeting through the online RSVP form. Participants will learn more about the project and have opportunities to provide feedback to planners.

This proposed shelter site will have a capacity for up to 38 adults living in sleeping pods. Six converted shipping container units will provide office space for staff, participant services, hygiene facilities, kitchenette amenities, and laundry facilities. Residents and their pets will have onsite access to green space. The site will receive upgraded fencing with privacy inserts on all street sides and a wood fence between the adjacent residential property to the east. New designs from earlier this year also relocated the planned garbage recycling building and parking further away from the eastern property line.

Feb 2025 Design – courtesy JOHS
Dec 2024 Design – courtesy JOHS

Onsite parking offers eight spaces for staff and visiting service providers only. Operators will reserve two of those stalls for vehicles with accessibility permits. This configuration differs from the other county-owned shelter, Oak Street Village, which is located several blocks north of this site and features significant resident parking. Crews working for the Portland Bureau of Transportation (PBOT) began constructing new sidewalks on SE Mill Street east of SE 82nd Avenue. They have completed most of the work along the future shelter site’s Mill Street frontage and will soon work on the north side of the street before repaving. These sidewalks will be a welcome addition for the parents and students who often use SE Mill Street as a route to the two nearby schools.

The JOHS has yet to announce a service provider to offer 24-hour support for shelter residents. The County representatives have said they intend to open this location by the end of 2025. Presenters at the April 17th meeting will likely offer updated plans, more details about who will operate the site, and other operational information.

Note: On July 1st, the JOHS will take on its new name and be known as the Multnomah County Homeless Services Department (HSD)

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