Category: New Residence

Twelve Townhomes on SE 86th

Last month, the new owners of 416 SE 86th Ave submitted building permits for twelve Townhouses located one house north of SE Stark Street. The property is twelve feet short of a double-wide lot and currently hosts a 1947 era single-family residence. Montavilla 86 LLC bought the property in July of this year.

At 88 feet wide by 111 feet deep, this lot is not quite the width of other similar developments in the area. Accommodating twelve units will require an innovative configuration. However, the Montavilla Courtyard Condominium project seven blocks away at 7707 SE Alder Street created such a development. That housing complex accommodates twelve townhouse-style units split between two structures. The architect used a staggered townhouse depth to create a layered front alignment. It maximized window space for the middle homes and carved out a shared courtyard in the center of the site. The result obscures the actual unit count and creates unit diversity between neighbors.

Image from Google Maps

Documents revealing the proposed design for SE 86th Ave are not yet available for review. Design Creativity could make the project an appealing addition to the neighborhood. The property sits on the divide-line between commercial buildings and residential streets. Each townhouse will stand two stories tall, and developers have not proposed any onsite parking for this development.

The Montavilla Courtyard Condominium

Many projects like this have submitted building permits over the last 18 months, but very few have broken ground. High building material costs and labor shortages have hurt the construction industry. Work on this project is likely over a year away and could change between now and then. Portland needs more housing, and smaller homes are what people can afford in the current market. Hopefully, this project will use creative design to minimize the appearance of density while providing twelve times the housing currently available at this address.


Assigned addresses for the new homes replacing 416 SE 86th Ave: 370 SE 86th Ave, 372 SE 86th Ave, 374 SE 86th Ave, 376 SE 86th Ave, 378 SE 86th Ave, 380 SE 86th Ave, 384 SE 86th Ave, 386 SE 86th Ave, 388 SE 86th Ave, 390 SE 86th Ave, 392 SE 86th Ave, and 394 SE 86th Ave

New Townhouses on Burnside

Demolition crews are actively deconstructing the single-family residence at 7424 E Burnside Street. When the property is clear of the 1949 era single-story home, work will begin on three new townhomes at this site. Another detached residential building will remain on the west portion of the property. Consequentially, crews will cap shared utilities near the old foundation instead of at the sidewalk, maintaining services at the other structure during construction.


Original article published on September 20th, 2021

East Burnside Street could gain three new Townhouses just west of SE 75th Ave. Developers plan to raze a 70-year-old signal family dwelling at 7424 E Burnside Street, clearing the way for three new homes. An existing accessory building will remain on the property.

Work on the project could begin next month. On October 6th, the thirty-five-day demolition hold will elapse for the existing single-story building. Once cleared, the property will be ready for further development.

Permits submitted last Friday seek to build a trio of two-story townhouses on the lot. New residents of these homes will rely on street parking and other transportation options. The limited space on the lot does not allow for the construction of garages. In 2018, the property owners constructed an accessory structure on the western edge of the lot. That building will remain, adding a 4th unit to the property.

This proposed development is possible thanks to zoning changes made this summer by the Residential Infill Project (RIP). Portland planners believe these changes will create smaller homes that are more affordable for residents. Regardless of the final price of each townhouse, the lot will soon have space for two extra families. Many supporters of RIP hopped that buildings would be added to properties and not cause excessive demolition. However, as with this project, creating housing density will require the sacrifice of some older buildings. Expect to see demolition crews at the site later in the year.

Developer Selected for NE Glisan Affordable Housing Project

This week, Portland Housing Bureau staff selected the development team for a low-income housing project at NE 74th Ave and Glisan Street. The winning proposal will transform the 1.65-acre property at 432 NE 74th Ave into a pair of multistory apartment buildings. Despite the current tenant’s efforts to secure a place in the new development, City staff did not select a proposal that included that group.

On October 12th, Portland Housing Bureau (PHB) released a progress update for nine Housing Bond funded projects. In 2018 voters approved a 652.8 million affordable housing bond to address the housing crises in the Portland Metro area. The Glisan Street project will receive $19.9 million of that funding, representing one-third of the overall project cost. The housing complex will consist of two buildings, one with 41 units of Permanent Supportive Housing (PSH) and the other providing 96 units of family housing.

Three experienced low-income housing groups are joining forces to sponsor this development. Related Northwest is the primary sponsor for the project, while the two other groups will provide assistance for residents when construction completes. Catholic Charities will provide case management and services to PSH tenants. Immigrant and Refugee Community Organization (IRCO) will provide resident services at the family housing property.

The PHB project website provides new details regarding attributes planned for the development. Amenities at NE 74th and Glisan include a community room with kitchen, laundry room, playground, picnic area, community garden, bike parking, onsite parking, and a multicultural preschool. The project team is also partnering with Mercy Corps NW to promote small business classes and offer two retail incubator spaces and a café in the ground-floor commercial space. Now that this proposal is secured, project designers will craft the final plans for the site ahead of the building permit submittal.

African Youth & Community Organization (AYCO) currently leases space in the former Trinity Broadcasting Network (TBN) studio now owned by Metro. The nonprofit serves East African immigrant and refugee youth. Within a few years, crews will demolish the facility to make way for the 137 new affordable homes coming to this site. AYCO Executive Director Jamal Dar lead an effort to stay at this location, working with REACH Community Development, Sera Architects, Colas Construction, Community Vision, and El Programa Hispano on an alternate plan for the site. In a statement from AYCO, the organizations expressed disappointment in the decision and say they are facing displacement from the community it serves.

AYCO site plan not selected by PHB

In a prepared statement regarding AYCO, Metro representatives expressed appreciation for the early partnership between the two organizations. “They have been a wonderful partner in our early phase community engagement for the new affordable housing to be built on this site, helping us to reach and engage with immigrants, people of color, people with low incomes, and people with limited English proficiency.” However, that early cooperative work and preexisting lease did not guarantee that the AYCO would secure a space in the new project. “Metro has been clear with AYCO, throughout the process of temporary leasing and community engagement, that the project/developer selection process would be a competitive one. We understand they have hoped and worked hard toward being able to build their Dream Center as part of the development of this site. Unfortunately, the proposal they were a part of was not selected.”

The Portland Housing Bureau received five proposals, each comprised of different developers and community support organizations. Jamal Dar and his team have over a year to secure a new home for the nonprofit. Ideally, they will find space in the area, near the community they have served for years. Metro looks forward to possible collaborations with AYCO in the future and will celebrate with them once their Dream Center comes to fruition.

Image courtesy PHB

The subsequent phases of development at the site will center around creating construction plans and securing building permits. Until demolition begins, AYCO will continue to operate out of the old broadcast facility. Changes at the site are over a year away, but the affordable housing these new apartments will provide could not arrive soon enough. Keep an eye on the PHB website for updates on the project and expect the site to house residents by the Summer of 2024.

Two House Project on NE 93rd

Work is starting to shift forward on the development located at 717 NE 93rd Ave. In February of this year, crews completed foundation work on the three-story residence situated at the back of the property. Now, the back home is nearly complete, and work is beginning on the front house. Both detached structures will share a single lot.


Original article published February 3rd, 2021

The foundation is complete for a three-story home located at 717 NE 93rd Ave. It is the first of two houses planned for this unconventional lot. The new structure sits at the wider back portion of the lot and shifts north towards the property line. Construction vehicle access dictates the back building must proceed ahead of the front structure on this tightly packed development.

The project proposed a year ago will host two detached houses. The back home is a three-bedroom, two and a half bathroom structure. Being accessible only by a walkway along the north property line, the house will not offer any onsite parking. Although being a secondary dwelling, it has many desirable features. The entire third floor is a master suite, and the main floor maximizes the limited space in an open floorplan.

When completed, the front unit will feature an attached garage and four bedrooms. It has two full bathrooms and two half bathrooms. As with the back building, this unit also spans three-stories, with its main floor on the second level. Another distinct feature is the position of the fourth bedroom on the ground floor. That room has both an interior and exterior entrance. A small half bathroom next to the bedroom provides some limited autonomy from the rest of the house. This extra bedroom would be an ideal home office for someone needing to see the occasional client.

Addressed as 713 NE 93rd Ave, the front house will span 20 of the 30-foot wide property frontage. For ease of construction, the back house must complete framing before the front house blocks truck access. Although progressing slowly, this project now seems to be moving forward at a faster pace. When completed, it will create a unique property that has built-in rental revenue for the owner.

March 2020

Three Residences on Washington St

Over the last month, framing crews erected the primary structure for the three-residence project at 8635 SE Washington Street. Work is occurring simultaneously on both structures, allowing observers to take-in the scale of this development. The staggered height of the buildings respects the south facing exposure to natural light for each home. If successful, this could become a model of housing density where one structure does not overshadow the others on the shared property.

Construction on both structures progressing simultaneously

Original article posted June 18th, 2021.

After nearly a year, city staff have approved the three-residence project at 8635 SE Washington Street. The project includes two structures built on a currently vacant lot. The homes will sell as condominiums linked by a small Home Owners Association.

The front house is detached from the other residences and offers three bedrooms split between two levels. The home’s design maximizes living space on the ground floor and only has a partial second story. The master suite sits under the footprint of the top floor. A doorway accessed off the living room closes off the sleeping area from the rest of the house. The ground floor bedroom area features many separated spaces created by sliding doors. The ensuite is configured as a half-bath and serves as the first-floor guest power room. When sliding doors are closed, they make a short hallway that also contains the laundry closet. A shower room with an extra sink is adjacent to the bathroom and provides passthrough access to a large walk-in closet. The main bedroom is opposite the shower room and faces the back of the property.

Patrick Donaldson, Principal Architect for Harka Architecture, described the front building as an ideal aging-in-place design. Although the second story features two bedrooms and a full bathroom, all living activities can occur in the ground floor portion of the home. In addition, the front and back of the structure have large floor-level decks that extend the living space outside while not requiring stairs to transition between the two environments.

2nd story carriage house and back residence

The back building contains two more homes, a shared storage room, and onsite parking. Three single-car garages offer parking for each residence. The majority of the first floor serves as storage and parking. The alleyway behind the property provides access to the garages. 

Above the garage is a single-level two-bedroom home with one full bathroom. In addition to an open floorplan living area, it features ample storage and a stacked laundry closet. Access to this unit is via an exterior staircase that leads to a front deck on the second level. 

Front and Back structures as seen from SE Washington Street

Attached to the west side of the rear structure is a three-story residence with access to the first floor through the front door or a side door that leads to one of the single-car garages. The first floor contains a bonus room in the front. The back portion of the main floor has a half-bath, utility room, and coat closet. The kitchen, living room, and another half-bath occupy the second floor. Finally, the third floor contains two bedrooms and a full bathroom next to a stackable washer and dryer closet.

Each of these homes features unique layouts that will appeal to different-sized families in different stages of life. The site layout will foster a micro-community through shared spaces while maintaining individuality through the distinct design of each residence. Look for crews to break ground soon and construction to complete within ten months.

Heavy equipment is onsite ahead of foundation work

Architectural perspective drawings courtesy Harka Architecture

12-Unit Apartment on SE 80th

According to documents filed with the city last week, the owners of 235 SE 80th Ave intend to construct an apartment building on the property. The proposed development would replace the one-story residence with a twelve-unit apartment building. In addition, the complex would include seven onsite parking spaces for residents.

The California company, Eleay Properties, bought the 1949 era house in June of 2019. It’s currently a rental property and occupied by tenants. The site sits across SE 80th Ave from Montavilla United Methodist Church and next door to The Barn apartments. Several other apartment buildings are in the area, and this property is one block from Montavilla Town, making it an attractive place for housing density.

Developers of the project submitted Early Assistance 21-059086 seeking advice for the project from City staff. The process takes place ahead of submitting design proposals and plans for review. This portion of the process is one of the earliest stages and may not result in an actual project. If moving forward, the beginning of construction would be over a year away.

Apartment projects around Montavilla Town are becoming more common. Due to its strong commerce and cultural center, this neighborhood will attract projects that prioritize density within a hyperlocal community. A move away from single-family housing can cause concern for some residents. However, this apartment could create an appropriately sized multi-family building that provides enough parking to avoid overburdening the neighborhood. Look for more details about this project to surface over the coming year.

Apartment Complex on NE Hoyt

Developers will soon build twenty-four apartment units on NE Hoyt Street, creating greater housing density near a transit corridor. The proposal splits these homes between two multi-story buildings on a 100 foot-wide lot. A previous demolition permit seeks to remove the duplex currently at the site. The project is across a dead-end street from Gracelyn Commons, a fifteen-house development in phase two of construction.

A recent permit application reveals plans for a three-story building with twelve apartments. The application references another unannounced building next to it featuring an inverted layout. “New 12 unit 3-story apartment project at 9022 NE Hoyt st. Mirror image to apartment complex at 9032 NE Hoyt.” Provision Group bought this property in September of 2020 and has yet to demolish the existing homes on the property.

The design of the apartment complex is not yet public, and the issue of onsite parking is undetermined. The project’s designer, Bayard Mentrum Architecture, is currently working with the same developer on a nine-unit apartment near 8115 SE Yamhill StreetOther twin building developments in the area share a common center pathway between the two buildings. The designer may use a similar space-saving approach to this project. It is also possible to create tuck-under parking with a shared center driveway, although that sacrifices a considerable amount of habitable space. For this reason, many modern apartment projects reduce onsite parking capacity, particularly when near public transit options.

Located at 9022 NE Hoyt Street, these apartments are within walking distance from the Gateway Transit Center and joins other density-focused developments in the area. Up to now, Gateway area development has occurred east of I205. This northeast corner of Montavilla offers many of the same enticing transportation options that attract high-capacity housing across the freeway. This project on NE Hoyt Street is likely the first of many such apartment projects coming to the area.

Nine Unit Apartment on Yamhill

Last week developers proposed a nine-unit apartment building on SE Yamhill street. The new three-story development will fill the recently created lot located west of 8115 SE Yamhill StreetWillamette Carpentry owns the property and will serve as the general contractor on the project.

Provision Investments sold the property to Willamette Investments at the end of 2020, having just bought it months before. The Provision sign is still on the property. However, their involvement with the apartment project is unknown. Willamette Carpentry recently worked on the NOTA apartment building on NE Glisan Street, located on the outside edge of Montavilla.

Details about the apartment building are not yet public. The project’s designer, Bayard Mentrum Architecture, has worked on several similar apartment projects over the years. If their past apartment designs influence this project, it should provide attractive housing density that will not dominate the nearby single-family homes.

Dormant Project Reawakens

After a year of inactivity, the Jenny Station Condominiums are under construction again. Crews are installing siding, having just finished wrapping the building a vapor barrier. Located at 2434 SE 92nd Ave, the 15 unit multi-family building begin framing in early 2020. Work all but halted a few months later with only minor progression in the summer months. During the winter, the unprotected wood greyed against the rain and snow.

The new work will seal up the building from further weather damage and potentially make way for the building’s completion. The new three-story apartment building will have a mix of two-bedroom units and one-bedroom units on each floor. The project’s website is no longer online. However, those 2020 marketing materials displayed a starting price of $169,000 for the condominiums.

May 2021

The majority of the two-bedroom residences are just under 840 square feet, and the one-bedroom units are between 410 square feet and 486 square feet. This project will not provide off-street parking to residents. However, its location near SE Division and I205 allow quick access to bus and Max lines.

Jenny Station is one of the largest developments underway in Montavilla. Its potential to supply entry-level homeownership in the neighborhood could give young buyers options that are becoming increasingly difficult to find. Hopefully, this current increase in work marks a return of developer confidence and a future rise in density housing.

August 2020
May 17th, 2021

UPDATE – Corrected typo May 18th, 2021.

Homes for Sale at Gracelyn Commons

After two years of development, three properties are for sale in Gracelyn Commons. These detached condominiums offer high-end design with a view of Portland. Once sold, work will continue on the remaining twelve residences planned for this project. The unbuilt houses are available for advanced sale, allowing for customized finishes.

Gracelyn Commons is the new name for the project previously referred to as 9000 Hoyt Street during construction. The three completed buildings comprise phase one of the complex. The developer, Todd Spencer, outlined the phased development in an August interview. A COVID-19 related backlog slowed the formation of a Home Owners Association (HOA) for this development, pushing back the listing dates for the three houses until now. Based on interest in the existing homes, Spencer could begin work on all the other structures immediately.

9023 NE Hoyt Street living room and balcony. Image courtesy Todd Spencer.

Crews constructed houses at the front of the developments first, preventing new homeowners from navigating an active worksite. However, with an accelerated building schedule on the other structures, Spencer explained that most disruptive construction could complete before families move in. “Most houses take two months to close. We could have the building envelope of a lot of the houses done while the closing is going on. So there would not be a lot of construction noise.”

Three completed homes. Image courtesy Todd Spencer.

Within the complex, builders use one of a few different floorplans for constructing the homes. Located at the front of the property, the most compact building on the site has its door leading to NE Hoyt Street. Unlike the other houses, it features only two bedrooms but gains a first-floor bonus room that would work well as a media room or home office. The other residences have three bedrooms and four bathrooms. In those homes, each bedroom has its own attached bathroom. Four of the unbuilt homes are planned as common-wall units, split between two structures. The other houses are freestanding single-family homes.

All houses have an attached single-car garage with an EV Charger hookup prewired. The developer will negotiate the installation of a specific charger based on the buyer’s needs. Every level of each home features nine-foot-tall ceilings. The extra horizontal foot makes the rooms feel spacious and open. Temperature control in the homes comes from Mini Split ductless systems placed throughout the house. They provide cost-effective and environmentally friendly comfort. For added energy efficiency and superior weather protection, a Thermoplastic Polyolefin (TPO) roofing membrane covers the rooftops.

9015 NE Hoyt Street bathroom. Image courtesy Todd Spencer

9015 NE Hoyt Street is the most affordable unit for sale in the development. It is also one of a kind, with no other unit like it at the site. It’s ideal for a small family or a couple who work from home. Having just two bedrooms and 1,051 Square-feet of living space, builders used several space savings techniques to make a highly functional home. The laundry closet accommodates a stackable washer and dryer. Showers and bedrooms are slightly smaller than the other floorplans. However, it still contains most of the high-end finishes utilized in the other buildings. The master bathroom features a standard showerhead with an additional rain-showerhead seen in the other attached bathrooms throughout the development. Tiled shower walls extend past the glass doors to cover the entire wall. A gas range with a microwave vent hood joins a stainless-steel dishwasher in the modern styled kitchen.

9017 NE Hoyt Street Kitchen. Image courtesy Todd Spencer.

9017 NE Hoyt Street and 9023 NE Hoyt Street both share similar layouts. However, the kitchen arrangement and cabinets are the most distinct difference between the two buildings. 9017 incorporates an island and dark woodgrain cabinetry. 9023 uses glossy white cabinets, and instead of an island, a countertop peninsula provides separation from the living room. Off of the living rooms are inset balconies that feature natural gas hookups for grills or outdoor heaters. Ten-foot wide sliding glass walls provide entrance to the outdoor living space, and storage rooms off the side provide offseason storage for deck items. At 1,404 square feet, they have room for side-by-side laundry closets on the top floor and communal closets on each of the three levels.

9023 NE Hoyt Street Kitchen. Image courtesy Todd Spencer.

The quality of these detached condominiums is unique for the area. Montavilla has similar developments with private access roads and a handful of buildings crafted in a modern design style. However, no other location in the neighborhood features the same combination of scenic views and high-end finishes. This location may suit the needs of people moving out of downtown but still wanting to live in the city. It is located close to mass transit and has easy freeway access, making it convenient for commuters. Look for new construction to begin again when the completed houses sell.

9017 NE Hoyt Street Master Suite. Image courtesy Todd Spencer.

To schedule a tour of the houses, contact Nancy Westermeijer by email at nancywestrealtor@gmail.com or phone at 503-689-7056. The properties are available now and viewable within a few hours of the request.