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 Street. Willamette 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.
Hinterland Coffee Company is buying the building currently housing the business. Three months ago, owner Trinia Jean opened the storefront in a 1914 era building at 7112 NE Glisan Street. During the initial buildout process, it became apparent that future growth would require a substantial renovation. That level of investment is impractical as a renter. Purchasing the building became the only way forward to expand Hinterland’s business and realize the building’s potential.
The current property owner is interested in selling to Trinia Jean, and a downpayment is all that is needed to move forward. Having just opened the store and already investing in repairs to the building, Jean launched a Kickstarter campaignto gather the necessary funds. The $60,000 goal will cover most of the downpayment and allow the business to further transform the space into a “comfortable, inviting place for good folx to gather.”
With just over ten days to go in the campaign, Hinterland made the original goal and is now collecting additional funds. New rewards are available for backers, and the extra money could accelerate plans for the building. Jean is happy with the funding model she chose because people are receiving something for their support. Although it is possible to donate money to the cause, most backers are stocking up on coffee beans and unique apparel through backer rewards.
With the sale not yet complete, buildout plans are still in the pre-planning stage. Trinia Jean did not let herself look too far ahead as owning the building was still just a dream until this weekend. However, there are several next steps for the business. Permits to open the cafe are needed, and outdoor seating behind the shop will enable Hinterland to grow the coffee side of the operation. Coffee bean roasting and drink sales are on the path to take over the business’s income stream. Selling their collection of products that embody Jean’s “weird sense of humor” will always be part of Hinterland’s operation. It just has a narrow audience, according to Jean, “we’re not for everybody, and that’s OK.” In contrast, their coffee has broad appeal and the power to bring people together inside the shop.
Online retail continues to be the engine of Hinterland’s success. The people who take joy in the company’s creations have expanded thanks to the internet. Now the popularity of the brand has outgrown the capacity of their backroom print shop. In their early years, screen-printing was the main business for Hinterland. They provided commercial printing services for other companies and their selection of clothing. Recently they stopped taking outside work and soon will move all screen printing work to a local company.
While the rough space inside the building worked for screen printing, it will not work well for retail and cafe service. When building ownership is secured, and screen printing relocates, Trinia Jean will transform the whole building into a comfortable retail space. These improvements will take a restorative approach instead of modernization. She respects the 100-year-old building and enjoys its classic characteristics. Work will eventually uncover some of the building’s original architecture and repair it to survive many more years of use.
Trinia Jean has received a warm welcome to the neighborhood and general excitement for her efforts. This section of NE Glisan has grown sleepy over the years and has needed a revival. The residents appreciate the recent resurgence of activity. “Everyone is just excited to have some life in a space that didn’t have a lot of life initially,” explained Jean. With the funded Kickstarter campaign, people should start to see further enhancements to these shops and more lively activity around them.
Portland-based hat manufacture Flipside Hats is relocating to Montavilla later this year. In late February, the company purchased 7850 SE Stark Street to become the new production hub and retail showroom for the nineteen-year-old clothing maker. Upgrades to the company’s future location are in the planning phase, with a tentative opening date in the fall.
Although the hat maker sells most of its products through wholesale channels, the showroom will offer direct-to-consumer sales. Flipside Hats owner Jacob Wollner expressed his enthusiasm for the new location, “We are super excited to move to Stark Street and the Montavilla area.” The showroom’s placement at the center of Montavilla Town will increase walk-in traffic, spotlighting the American-made and sustainably produced work from this apparel manufacturer.
Efforts to restore the former home of Electronic Claims Services into a retail location are already underway. Issued April 8th, permit 20-227665 changes occupancy for the building from Business to Mercantile and proposes a reconfiguration of interior walls. Demolition of two front rooms will create an open area street-side, eventually becoming the showroom. Crews will remove the drop grid ceiling above the front area and expos the entire vertical space to the retail floor below. New LED track lighting replaces the older fixtures to create commerce-friendly lighting. Other alterations are likely as the new owners begin the redesign process.
People interested in a preview of Flipside Hats’ showroom should visit their current location at 4438 SE Belmont Street. They are open seven days a week, from 11 AM to 6 PM on weekdays and weekends from 11 AM to 4 PM. That location will stay in operation until the business and its eight staff relocate to the renovated building on Stark Street.
Mixed manufacturing and retail historically perform well in the area. Located just a block away from Flipside Hats’ building, Union Rose successfully combined clothing production with an existing storefront business. Montavilla retail is known to favor locally created products, and this latest addition strengthens that reputation. Look for activity at the site to increase over the summer as staff prepares the space for opening.
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.
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.”
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 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 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.
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.
To schedule a tour of the houses, contact Nancy Westermeijer by email at email@example.com or phone at 503-689-7056. The properties are available now and viewable within a few hours of the request.
EyeHealth Northwest operates a chain of eye clinics in the Portland-Metro region. Locations offer optometric services, including eye exams and eyewear sales. This property’s proximity to Providence Medical Center makes this an ideal place for the healthcare provider.
The quick sale of the site is a good indication of NE Glisan’s continued economic growth. Nearby businesses should see an increase in foot traffic when EyeHealth Northwest opens this office.
Disclosure: EyeHealth Northwest employs a relative of the author. However, that person did not provide information about the sale.
The 82nd Street Plaza building recently sold to a group of investors who see opportunity in Montavilla’s expanding downtown. Located at 322 SE 82nd Ave, this 1963 era building sits mid-block just north of Stark Street. The new owners will transform the location through building-wide upgrades that enhance the property’s appearance and functionality.
The owners of this property predict that Montavilla’s retail core is expanding towards this block, provided they create an enticing destination. “This building has a lot of potential… it just needs a facelift and a pivot in the leasing in order to pop,” explained Bob Thomas, one of the building’s owners. The investors are committed to updating the building inside and out, including the already rented spaces. All current tenants received offers to extend leases and negotiate improvement to their units. “Most of our ground-floor tenants have expressed a desire to stay,” said Thomas.
The three-story building has four ground-floor retail shops. Oregon Grown operates both a dispensary and the OG Garden Supply at either end of the building. The All Ways Warm fireplace store was the building’s previous owner and will maintain a retail space on the property. Bánh Mì Nam Lộc Deli occupies the other center spot next to All Ways Warm. The second floor is currently empty, having previously rented to a single tenant who vacated the building before its sale. The basement level has remained unused since the closing of the World Famous Cannabis Cafe in 2014.
Over the next few weeks, the building’s exterior will dramatically change. Darker paint and a cedar-siding band above the first floor will change the current color palette of the building. Crews permanently removed green awnings from the structure, and soon the building will feature a new name. The 82nd Street Plaza will become known as Annex, referencing Montavilla Town’s expansion to this section of 82nd Ave.
Work is well underway. The parking lot is clear of the extra sheds and storage containers that once cluttered the property. Painters are prepping the building for its new colors, and replacement business signs are already on order for each retail unit.
The second-floor office space was not in rentable condition due to its many alterations over the years. Previous to the external work, all interior finishes on the top floor were removed down to the framing, providing a blank canvas for future tenants. The 5,000 square-foot space is currently available for leases by a single business or divided into several suites.
The property spans five tax lots, with three of them used only for parking. Thomas explained that “there is ample parking at the property currently,” and it’s excessive for the building’s needs. Consequently, the owners are exploring the addition of a food cart pod to the property.
Investment at this level in Montavilla indicates a positive shift for the area. Substantial economic advances will take years to materialize, but this building’s facelift will provide visible proof that change is coming. Businesses interested in leasing space at this location should contact Peak Asset Management by phone or email at (503) 567-8692 and firstname.lastname@example.org.
An auto and van sales lot located at 1515 SE 82nd Ave is for sale. Currently, the home of Jeff Baldwin Auto Sales, the property owner is seeking $1,800,000 for the 3,908 square-foot lot. The listing includes an automotive service shop and a 1916 era home currently used as the sales office.
Listed by SVN Bluestone & Hockley, this property spans the west edge of 82nd Ave from SE Clay Street to SE Hawthorne Blvd. Existing zoning for the property would encourage another auto sales or auto-centric business.
It would be ideal for the community to see this property bought and developed into something other than an auto sales lot. Construction at this site would trigger sidewalk improvements through the 82nd Avenue Plan. It is unknown if the property sale will cause the current tenant to close or relocate.
Neighborhood watch-repair and timepiece retailer The Clock Shop is for sale. Located at 8426 SE Stark Street, both the business and building are available to purchase. The shop remains open while on the market.
The property is represented by More Realty who’s listing describes the benefit of buying both the building and business. “This 15-year-old business will be sold separately. Great opportunity for a live/work arrangement where someone can learn a trade that will last a long time. Most revenue comes from the repair of clocks. All client lists will be included. The price is negotiable.”
The structure is positioned forward on the property, creating a substantial space at the back of the lot for further development. A back alleyway to the property would provide access for a new residence behind the shop.
Dedicated specialty shops are harder to find in Portland. Having such a shop part of Stark Street attracts people to the commercial core of the neighborhood. Hopefully, a new owner will come forward and continue the legacy of this shop.
A recently renovated house at 8115 SE Yamhill Street is for sale. Demolition of the garage at this location recently facilitated a property split, creating two distinct lots. A new fence bisects the old driveway and marks the new property line.
Listed by RareBird Real Estate, images of the completed house are available on Redfin. New windows and a completely refreshed interior revitalized this 1917 house. Five bedrooms and two bathrooms in the house offer ample interior space. A well-lit and functional unfinished basement sits below the two-story home.
Development of the new vacant lot to the west will eventually obscure the old property line. Currently, the driveway and demolished garage’s foundation stands out at this site. However, many aspects of this project are well executed. This building’s rehab respected the structure of the 100-year-old home while making it modern and energy-efficient. It should provide a comfortable space for its future owners.
Promotional pictures of the completed home show white walls and countertops to match the exterior paint color. Lightly stained hardwood floors extend through the open floor-plan’s main level. Many modern and bright finishes are used throughout the house.
At 1,796 square-feet on a standard lot, the property has a sizable and open back yard. It is located close to NE Glisan Street, across from the form TBN site.
Although somewhat modern in its appearance, this house matches the street’s character. The home’s proportions are at scale with the neighboring houses, and it seems well spaced between the other buildings. Based on its quick sale and final appearance, this seems to be a successful infill project.
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