As part of the 82nd Avenue Transit Project currently under development, Oregon Metro and TriMet have launched a survey to gauge the impact of station construction on recreational and historic areas along the planned Bus Rapid Transit route. Provided details and several questions focus on work to convert the existing bus stop in front of the Montavilla Community Center, at 8219 NE Glisan Street, into an FX–Frequent Express station. Additional improvements impacting the recreational center include widening the connecting sidewalk along Montavilla Park’s NE 82nd Avenue frontage.
Transit line improvements will provide faster bus service along 82nd Avenue from the Cully neighborhood to Clackamas Town Center through a partnership between TriMet, the Portland Bureau of Transportation, the Oregon Department of Transportation, and Metro. The project offers several components that will impact 72 bus riders and street users along the route. Draft plans will transform some sections of the pedestrian zone near stations by improving sidewalks where they connect to new boarding platforms, offering covered seating, lighting, trash cans, and digital signage similar to some FX2 stops on SE Division Street.
Expanding the sidewalk width along Montavilla Park’s western edge and creating the FX station would push the property line eastward towards a row of mature trees, making 1,300 square feet of parkland public right-of-way. Construction crews would stage materiel along the worksite using 1.37% of the adjacent park property for temporary access. TriMet expects construction work to begin in 2027 and last around two months. Visitors will retain access to the park and community center throughout the project.
Montavilla Park site diagram courtesy TriMet and Metro
Transit planners have asked community members to complete several surveys meant to guide the 82nd Avenue Transit Project. However, this outreach is designed to share specific information about park, recreational, and historic resources in the project corridor that pertain to federal regulations governing the transit planning process. Section 4(f) of the U.S. Department of Transportation Act prevents harm to publicly owned parks, recreation areas, and historic sites that are along this transportation project’s path. The survey documents explain that “transportation agencies must show there is no feasible and prudent alternative and that all possible measures are taken to minimize harm.”
The other federal regulation under consideration is Section 106, which requires federal agencies to consider a project’s impact on historic properties. The Milepost 5 Apartments—originally the German Baptist Old People’s Home—at 823 NE 82nd Avenue is on the National Register of Historic Places (NHRP), and designs will need to minimize impact to that site. TriMet plans to remove the bus stop and shelter in front of that property and build a new FX station 300 feet north on the same block. Historians and archaeologists will evaluate the history, setting, and characteristics of older buildings and sites to determine whether any other resources in the project area are eligible for listing on the NHRP.
National Register of Historic Places registered German Baptist Old People’s Home at 823 NE 82nd Avenue (now Milepost 5 Apartments)
Survey questions allow community guidance on preservation considerations and gather comments on plans that could impact recreational spaces along 82nd Avenue, which may be affected by the transit development. The survey is available until January 18th, 2026.
Disclosure: The author of this article previously served on the 82nd Avenue Transit Project Community Advisory Committee (CAC).
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Cleanup crews from Central City Concern (CCC) began providing basic sidewalk cleaning services in Montavilla’s major business corridors in October. The Public Environment Management Office (PEMO), part of Portland Solutions, contracted with the employment opportunity program operator to improve conditions around neighborhood economic centers, aiming to create safer, more welcoming spaces. The rollout’s timing coincides with the critical holiday shopping season when small businesses depend on customers coming out to local storefronts and shopping within the community.
CCC crew member Victor Leon collecting litter from NE 82nd Ave and Glisan St
In November alone, CCC Crew 3 removed 8,820 pounds of trash from City sidewalks in Montavilla and parts of East Portland. Cleanup crews work on a fixed schedule determined by need and resources, using trikes in areas closer to the city center and logoed trucks farther out in areas with larger volumes of trash. With this new program, contractors visit Portland’s busiest locations to clean up trash and biohazards from sidewalks on a weekly, bi-monthly, or quarterly cadence, depending on conditions in the area, and adjust their schedule based on demand. In the Montavilla area, workers will maintain SE Stark Street from 76th to 82nd Avenues, 82nd Avenue from SE Stark Street to NE Pacific Street, and NE Glisan Street from 81st to 84th Avenues. Crews will also maintain a well-used route to school along NE 82nd Avenue from NE Thompson Street to NE Klickitat Street.
CCC and Portland Solutions logoed truck already half full of removed trash
In addition to CCC, PEMO contracts with Cultivate Initiatives in areas further east of 82nd Avenue. The citywide program focuses on spaces where people walk to school, work, shop, and enjoy neighborhood amenities. Cleaning crews sweep sidewalks, pick up litter, clean biohazards, and pressure wash outdoor surfaces when needed. The staff will also remove graffiti from city-owned street elements, including bike racks, utility meters, and trashcans. In addition to improving conditions on impacted streets, the funds support homeless-to-work employment programs that provide opportunities for people seeking pathways to stability and long-term employment.
CCC crew member Charlie Smelser collecting litter from NE 82nd Ave by Montavilla Park
CCC crew member Charlie Smelser explained that his group parks the truck at a central location within the assigned areas, then the three to four-person crew fans out with rolling trash cans to collect any improperly discarded items from public spaces. He noted that they also check the condition of city-owned trash cans to ensure people have functional options for disposing of trash.
PEMO’s expanded efforts built upon a 2024 collaboration in the Gateway Service District, with the City developing the concept and managing contracts. A three-year partnership between the City of Portland, Multnomah County, and TriMet funds the work in Gateway, with each partner contributing $100,000 a year for its initial duration. Primary funding for the augmented cleanup area, including Montavilla, comes from PEMO’s $1.7 million annual budget allocation by the Portland City Council.
CCC crew member Charlie Smelser crossing NE 82nd Ave at NE Glisan St
Collecting litter is an endless cycle, but without regular cleanings, well-traveled locations show signs of neglect. This city service can help keep visible areas of Portland cleaner and more welcoming, while supporting small businesses that often lack time and funds to clean the public spaces. Funding for this expanded cleanup depends on Portland Solutions’ budget and support. However, its perceived success could encourage the adoption of a sidewalk cleaning program as a permanent City service, much as a Jade district trial program led to the 2020 expansion of public trash cans across Portland. People can expect to see cleanup crews in the City’s business districts performing basic sidewalk cleaning into 2026 as the program continues to develop.
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Starting in the middle of December, Portland Bureau of Transportation (PBOT) maintenance crews will return to the Montavilla area to grade and re-gravel unpaved residential streets as part of the City’s Gravel Street Service enacted in 2018. The program rotates crews on a three-year cycle between areas of the city, working from November through February, mostly on weekdays, from 7 a.m. to 4 p.m. PBOT last restored the gravel streets in this area during the 2022-2023 season. However, this time, workers have one less street to service since contractors working for PBOT paved NE Everett Street from NE 76th Avenue to NE 78th Avenue, reopening the roadway and new sidewalks in September 2023.
Portland has over 50 miles of gravel streets, which the City is not obligated to maintain because they were never built to the required standards for transfer of responsibility. Those neglected streets are in poor condition but remain part of the public right-of-way. PBOT offers the service without cost to adjacent residents. This program aims to keep the street grid connected without forcing the costly paving of streets that often require property owners to contribute substantial funds to a Local Improvement District. The Fixing Our Streets program is funded by a voter-approved 10-cent-per-gallon gas tax that Portlanders renewed for an additional four years in the May 2024 election. Residents living along the unmaintained gravel roads will receive a letter informing them when road crews will start work. City staff will drop off door hangers and “No Parking” signs a few days before work begins. Parking in the work area may be limited, and traffic restrictions are often necessary.
PBOT’s Gravel Street Service crews will fill ruts and potholes or completely regrade and gravel streets to create a smoother surface. In severe cases, workers need to remove the top layer of gravel down below the potholes. Then lay and compact new gravel on the flat base just created. However, project leaders will assess each street’s need and may not place new gravel. Most segments take about two days, but could take longer depending on the length and condition of the road. Nearby residents should prepare for dust and noise at times. However, people will always have access to their homes during the project. Crews will start the 2025-2026 graveling season in the Richmond, Hosford-Abernethy, Buckman, and Sunnyside area, before moving northward to Southeast neighborhoods north of Division Street, including Montavilla.
PBOT asks residents and drivers to look for crews working in the roadway and obey instructions on signs and from flaggers while they are re-graveling. Although the project is scheduled during business hours, in some cases, they may need to do some weekend work. Despite any short-term inconvenience, the outcome is a more functional street that should hold up for another three years until crews return in 2028.
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Q – Was cycling popular in Montavilla’s early years?
A –Soon after the invention of the modern two-wheeler, the bicycle craze swept the country. It reached its peak in the 1890s and early 20th century. In Montavilla, there were not only local bicyclists but also Portlanders who liked to head for the countryside in east Multnomah County. A popular bicycle route, the Base Line Cycle Path, went right through Montavilla on what is now Stark Street.
One sign of cycling’s rising popularity is the increase in bicycle sales in Portland. They grew from 2,000 in 1897 to between 14,000 and 18,000 in 1899. There was also an increase in Portland bicycle dealers: from 11 in 1895 to a high of 24 in 1899, then dwindling to 12 in 1905.
What accounts for the bicycle’s popularity? Partly, it was the thrill of riding fast and far wherever you wanted to go—at least, compared to walking. But, also, the availability of the new Safety bicycle and lower prices made bicycling less dangerous and more affordable. A new Vanguard, for instance, cost $85.00 in 1896, but by 1898, you could get a mail-order Acme for $39.50. This was still a high price for the average worker making less than $800 a year, with women, minorities, and laborers earning even less.
Portland cyclists liked to make excursions to the countryside for the fresh air, exercise, and scenery. But most roads were poorly maintained. They were also crowded with horse-drawn vehicles, whose drivers did not yield kindly to cyclists.
To solve this problem, bicycle organizations—particularly the United Wheelmen’s Association—advocated the creation of cycle paths along existing roads, like those already found in other U.S. cities. But who would pay for them? The answer was a road-poll tax on bicyclists who would use the paths. The United Wheeling Association issued tags to all its dues-paying members—1 dollar for men and 50 cents for women and minors—to help pay for bicycle paths. Then, in 1901, the Oregon legislature passed a bill requiring all those who used bicycles to pay an annual tax of $1.
The United Wheeling Association’s 1898 bicycle tag. Source: The Oregonian, August 19, 1898, page 10
One of these paths headed east from Portland and passed through Montavilla’s main commercial street on Base Line Road (now Stark Street). Multnomah County constructed four-foot-wide paths on either side of the road. By March 1900, they were completed from the Morrison Bridge to Montavilla. Later, they extended as far as Gresham.
An Oregonian reporter offered a preview of this new bicycle route in the newspaper’s March 26, 1900 edition:
“As the road is as level as any around Portland, and runs through a beautiful country, the route will no doubt be a favorite one. There is, to be sure, a stiff climb up the Mount Tabor hill, but there are no urgent reasons why the rider who is not inclined to exertion cannot get off and walk, and the view as the road swings around the north side of Mount Tabor is worth twice the climb. A dozen of the sinuous branches of Columbia Slough may be seen shining in the distance, the Peninsula country is spread before the rider, and closer at hand the cottages of Montavilla form a little city of themselves.”
The article was accompanied by a map showing the routes to the bicycle paths east of the Willamette River.
“Routes to Bicycle Paths,” Morning Oregonian, March 26, 1900. North points right. The Stark St./Base Line route is the vertical line below the “R” in River at the top of the map. Source: Historic Oregon Newspapers
The Morning Oregonian of October 16, 1900, called the Base Line Road cycle path “the most popular and attractive drive out of Portland.” But what did Montavillans think of the throngs of weekend bikers whisking through their community? What did they make of those athletic wheelwomen—some undoubtedly wearing the new, shockingly “masculine” attire: bloomers, knickerbockers, and divided skirts?
A woman wearing knickerbockers on a lady’s bike. Such “masculine garb” marked the beginning of more functional clothing for women. Source: Maria E. Ward, Bicycling for Ladies, N. Y., Brentano’s, 1896 (Google book)
Whatever they thought of the bicyclists and the new, controversial clothing, some were definitely worried about the dangers of bicycle traffic. In 1901, 80 residents signed a petition complaining about frequent accidents involving children. The County Court sided with the petitioners and ordered bicyclists to use the middle of Base Line—rather than pathways—for three blocks in Montavilla.
Business owners who offered food and drink no doubt welcomed the weekend bicycle traffic. An article on the bicycle trend in The Oregonian of September 17, 1899, mentions farmhouses and booths along the Base Line Road bicycle route offering lunch and refreshments for bicyclists. In Montavilla, they could stop for sweet treats at Mrs. Winnie Burdett’s confectionery shop—located about where the Academy Theater is today. Or they might enjoy libations at William Grimes’ roadhouse or Captain Schneider’s beer garden, both at the corner of Base Line and 80th.
Grimes’ 5 Mile Road House at Baseline (Stark) and 80th Avenue. Photo courtesy of Bud Holland Collection
This boost to Montavilla businesses was short-lived. As the bicycle fad faded, fewer paid the bicycle license tax, so path maintenance began to slip. Still, in 1903, the Base Line path was one of the most used, even though it had not been repaired for a year. By 1906, Portland’s cycle paths were generally disappearing. The Base Line Road path continued a little longer, but it is not mentioned in newspaper accounts after 1908.
Many Montavillans may have been happy to see the weekend bicyclists go, but soon new and faster vehicles—motorcycles and automobiles—appeared. An item in the local Beaver State Herald on February 27, 1913, described bicycle riding as a little better than walking and as requiring too much human energy. The motorcycle, on the other hand, needed only a little gasoline and some oil for the joints. “All you do is hold the reigns [sic] and do a little steering, no work, no danger of exhaustion, just like sailing.”
And then there was the automobile. In October 1902, a car traveling 35 miles per hour in Montavilla prompted locals to ask the Oregon legislature to impose speed limits on county roads. The world was changing from slow to high-speed propulsion.
Sunday Oregonian, September 16, 1906 Source: Historic Oregon Newspapers
Title Image: “Cycle touring,” Harper’s Weekly, April 11, 1896 (artist, A. B. Frost): Source: Library of Congress LC-USZ62-108253
By
Patricia Sanders
This is part of Montavilla History Questions Answered, a series of history related articles. If you have questions about Montavilla’s past that you’d like answered, local historian Patricia Sanders will investigate your question. Please email your questions to history@montavilla.net and we may feature it alongside Patricia Sanders’ research in a future.
Sadie Veterinary Urgent Care at 8037 SE Stark Street will expand into the adjacent storefront that most recently hosted Union Rose before it relocated to the Plural Collective in Sellwood. Pending building permit approval, renovation work on the neighboring space will begin in the first half of 2026, with an anticipated completion in the summer. The frequently busy care center for cats and dogs will remain open during renovations, with minor disruptions as staff reorganize the facility to make better use of the significantly larger space.
Front desk and entrance to hallway that will extend into the new space
Sadie Veterinary co-owner Dr. Cindy Galbreath explained that this expansion was needed almost from the time the clinic opened in November 2022. “Honestly, we were busy from day one. We’ve had a consistent caseload over the last three years, serving about 25 to 30 patients per day between two doctors.” The team was already maxed out on reasonable operating hours, with little room to expand them for greater capacity during the times patients needed them most. As an urgent care facility, they do not schedule visits weeks in advance except for follow-up treatments. They are open every day of the week except Wednesday from 9 a.m. to 9 p.m., with pet owners calling to schedule a visit for the day or have staff place them on a wait list.
Signature Sadie Veterinary mural by Alex Probain waiting room
With a predictably full wait list, the three owners of Sadie Veterinary Urgent Care jumped at the chance to expand into the neighboring 1,400-square-foot space at 8029 SE Stark Street. They currently work within a 2,400-square-foot space that includes four exam rooms, the reception desk and waiting room, treatment area, onsite lab, x-ray room, short-stay kennel, and other administrative and staff-only spaces. The expansion will focus on adding exam rooms, doubling the available space for patient visits by building five rooms and a second shared hand-washing station. Towards the end of the renovation, they will have a small amount of demolition at the front of the building. “Our lobby is very small. Part of our expansion will be taking out exam room one and expanding our lobby so that we can have more people comfortably up here,” said Galbreath.
Image showing empty Union Rose storefront with adjacent Sadie Veterinary location on SE Stark St
People and animals will continue to use the current corner entrance, even though the expanded footprint includes another sidewalk-accessible doorway. Galbreath explained that a second entrance would require an additional reception desk and disrupt operational flow. “We’re going to snake this hallway around the back of the building, and we’ll have essentially a giant U hallway that will be accessible to clients,” explained Galbreath. “All of our exam rooms will be off that U-shaped hallway.” The central connector will need to curve past one of their two existing restrooms in the back, and the architectural design incorporates adding an existing restroom on the other side of the dividing wall for the expansion, giving them three total. The work will require moving the water heater, along with other significant alterations to the space. However, the renovation design will minimize impact to essential operations and shift the office flow around the now central treatment and surgical rooms. This approach will improve the working environment for the 20 to 25 staff who constantly need to shuffle animals and their owners throughout the facility for treatment.
Treatment room
The new leased space came with one extra vehicle stall in the lot behind the building, and expanded parking capacity for the animal urgent care to six spaces. When completed, they anticipate adding more doctors beyond the six veterinarians already employed to increase their daily capacity. Galbreath, along with her partners Dr. Jenica Wycoff and Dr. Malia Goodell, considered options to expand the business but has remained committed to the historic Montavilla downtown. “We really love being a part of Montavilla. We’re sad to see Union Rose go, but we really like this location and this building,” said Galbreath. “We feel really fortunate to have landed in this space originally.” She noted they could have opened a second location or relocated to a larger space, but felt expansion was the best option. “I think the location works really well for our clients. This is an accessible area, and we serve a lot of people in Montavilla as well. Additionally, we have good relationships with the primary care vets in this area, with a lot of referrals from the local veterinarians,” explained Galbreath.
Short stay kennel space
Construction timelines for the expansion are far from firm, but they anticipate six months for building permit approval and another two or three months for construction. That should put them at the back half of the warmer months, which is a critical time for their work. “Summer is our busiest time. Across the board in veterinary medicine, it tends to be,” said Galbreath. “I think in part because animals are more active, the weather is better, people are out and about with their pets, who are more susceptible to traumatic injuries.” She noted that people are also more observant of their animals during that time. “People are home with their pets more in the summer, and when people are home, looking at their pets, they’re more prone to discover issues.” However, if the building timelines take longer than hoped, Galbreath says they will appreciate its completion at any time. “We have other times of the year that are busy, and we generally tend to just stay pretty consistently busy throughout the year.”
One of the four existing exam rooms
Sadie Veterinary’s owners hope people will bear with them during construction. Galbreath explained they anticipate the improvements will ultimately provide a better care experience. “We’ll all feel better not feeling like we have to rush people out of exam rooms. I feel like we outgrew this space within our first few months of operation.” With more rooms, the care team can minimize juggling patients in and out of rooms, resulting in a lower-stress visit. Additionally, they can serve more pets quickly and say yes to urgent requests. “We all want to be able to say yes to these cases, to these sick animals,” said Galbreath. “Being able to tell people yes instead of putting them on a wait list. I think it’s gonna feel really good for everyone.”
Sadie Veterinary owners’ departed dogs with namesake in the center
Update December 9, 2025: Added muralist name Alex Proba to photo
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Crews began work at the site of a new mini-roundabout along NE Halsey Street on Monday, December 8th, blocking NE 80th and NE 81st Avenues to car traffic. NE Halsey remains open for east-west through traffic, with some delays while flaggers pause vehicle flow to allow heavy construction equipment to navigate the in-street job site. Contractors working with the Portland Bureau of Transportation (PBOT) are installing underground stormwater management pipes to connect with relocated catch basins as part of this street reconfiguration, which should improve the flow of rainwater runoff in the area. Work will then progress to sidewalks and curbs.
This work is part of the NE Halsey Street (68th to 92nd Avenues) – Safety and Access to Transit Project. It builds on substantial street safety improvements undertaken in 2024, when roadwork reconfigured NE Halsey Street between 68th and 81st Avenues, removing a lane in each direction while adding painted buffered bike lanes and a center turn lane. In this section of the project, the new mini-roundabout at NE 80th Avenue and Halsey Street will address a notoriously confusing intersection, located just before one of the three NE Halsey Street freeway overpasses. Renderings posted show that people will have access to high-visibility pedestrian and bike crossings. Rebuilt and extended corners will also shorten the crossing distance, and new sidewalk segments will guide users to pathways that lead to transit connections. When contractors complete work at NE 81st Avenue, cyclists will have access to a bi-directional buffered bike track on the south side of NE Halsey Street, extending up to NE 92nd Avenue.
PBOT provided illustration showing the NE Halsey, NE 80th, and 81st junction with mini roundabout
PBOT chose this intersection design to reduce crashes while keeping traffic flowing. The roundabout will slow drivers and reduce conflict points, without requiring drivers to come to a complete stop unless a cyclist, pedestrian, or other vehicle has the right of way. The infrastructure should have a lower lifecycle cost because it does not rely on electric traffic signal equipment. Buses and fire trucks can easily drive through the center of the roundabout to make tight turns when needed, improving safety without impacting critical travel routes.
NE 81st Ave closed near NE Halsey St
Project planners anticipate up to four weeks of construction during this phase, with crews working from 7 a.m. to 6 p.m., Monday through Friday. All driveways on these blocks will remain open for people traveling to or from the worksite. However, street users accustomed to accessing NE 80th and NE 81st Avenues at NE Halsey Street should anticipate detours and follow all instructions by crews working in the area.
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Leaders across Oregon want developers to build more homes. Governor Tina Kotek set a statewide housing production goal in 2023, aiming to add 36,000 units per year, and although that goal was not met, it remains a key talking point for the administration. Locally, past and present Portland City Council members, along with the Mayor, have tried to reorganize the City’s permitting structure and suspend specific fees to incentivize housing construction, which has declined post-pandemic. At a time when housing production targets and efforts to increase affordability would benefit from high-unit-count apartment construction within the Urban growth boundary, developers have reduced multifamily unit production, with outside investors choosing to build in other cities instead. Regional housing creators have likewise experienced diminished production, but recently, some Portland builders are finding a way to put crews back to work by reducing project unit counts to lessen permitting hurdles and bring in specialists who can navigate the convoluted City permitting process.
DK Homes owner Damir Karin began building Portland projects in 1991 and has remained a prolific housing developer in the region over the last 35 years. He points to the complex and opaque permitting process as the reason many of his projects have stalled over the past five years. However, he feels this is changing and anticipates a return to pre-pandemic levels of development for his company. Karin explained this change was not due to streamlined building code or reduced fees. Instead, he points to a new role within his company that focuses on breaking through the building permit bureaucracy while scaling down projects to get past “unexplained” rules that have caused years of delay. “What helped me is I hired a guy who just does permits for me, nothing else. He is running around, calling the City, and bothering them,” explained Karin.
380-foot-deep-by-80-foot-wide property at 2721 SE 101st Ave where DK Homes will build 8 new houses
Utilizing the added staff support for building permits, DK Homes intends to break ground in the next few months on three multi-unit developments in the Montavilla and surrounding areas, with a fourth from 2020 potentially reactivating as a smaller project. Karin appreciates the State and City efforts to make Middle Housing more enticing for housing producers. The Residential Infill Project (RIP), parts one and two, in effect since June 2022, added rules allowing many housing density options on parcels formerly restricted to single-family residences. It also ushered in Middle Housing Land Divisions within Single-Dwelling zones that allow houses to be on their own lots even if they are not directly connected to a city street, avoiding the need to create a condominium with homeowner fees. That has provided DK Homes with an avenue to convert its larger-unit projects into detached single-family homes that can sell for enough to cover the added expenses of holding high-interest-rate construction loans for a prolonged period and meeting the growing costs required by the City code.
DK Homes purchased a nearly three-quarter-acre property at 2721 SE 101st Avenue in 2017 with the intention of creating 11 homes. Now, the project will offer eight units off a shared driveway along the south edge of the property, with each house featuring a small garage, three bedrooms, two full bathrooms, and a half bath on the main level. “It was supposed to be 11, but going through the permit process and dealing with the City, fire code, this code, that code; they cut me to eight,” said Karin. “I want to do 11, but they cut to eight, I guess because of some fire rules.” He felt City staff never fully explained to him why the only way forward on this project was to offer less housing. Particularly because all homes on the 380-foot-deep-by-80-foot-wide property will have sprinkler systems to reduce the risk of fire spreading. Additionally, the driveway will extend to the back of the property in both designs. However, he is less interested in pushing against the rules and is instead trying to focus on moving these projects through the permitting process so he can start building again.
Portland Maps aerial view of DK Homes project sites on SE 101st and 103rd Avenues near SE Clinton St
The delay in development on the SE 101st Avenue project allowed him to use a new form of land division introduced through the RIP updates called cottage clusters. This project will not be a condominium with a Home Owner Association (HOA). Each home will have its own lot. The driveway and utilities will cross the adjoining homes’ easement, allowing access to the buildings located in the center of the large block. “It’s going to be separate houses, average is 1,400 square feet each,” said Karin. “But they are counting the garage, so it is 1,200 plus 200 [square feet] for the garage.” Most of the projects DK Homes has underway in the area will include attached vehicle storage as part of the design. Karin acknowledges that garages take up space in the home’s footprint that could serve as living space, and says his approach may be “old-fashioned,” but he feels it better serves his customers. “The City is pushing for no garages. I think Portland is not ready for that; people still have cars, especially in that area. So I decided to do houses with a garage. The people can park their car or use it like a storage unit,” explained Karin.
DK Homes will start a similar project one block over on the southwest corner of SE 103rd Avenue and Clinton Street. Because that site is on a corner, three houses will face SE Clinton Street, each having a driveway connecting to the city street. The other three homes will use a shared driveway accessed from SE 103rd Avenue. The 14 new homes on SE 101st and 103rd Avenues will use the Homebuyer Opportunity Limited Tax Exemption (HOLTE) Program. That affordability program for Single-unit homes lets qualified buyers take a property tax exemption on structural improvements for up to 10 years, as long as the property and owner remain eligible per HOLTE Program requirements. This provision will limit homebuyers for these projects to those earning at or below 100% of the Median family income for a family of four in the area. That income cap can increase for larger households.
2719 SE 103rd Ave vacant lot where DK Homes will construct 6 homes
Whenever possible, DK Homes will preserve the original homes on the development site and add newer units within the undeveloped yard space. However, the lack of building during COVID and the slow recovery left its structures south of SE Division Street unoccupied, attracting squatters who damaged the homes significantly. Karin opted to demolish the nearly unrecoverable original homes and remove the incentive for people to trespass.
47 NE 87th Ave post renovation
The dangers of sitting empty did not impact DK Homes’ project on NE 87th Avenue. The team worked to preserve the interior of the 1909-era house at 47 NE 87th Avenue as much as possible and refinished the basement for added living space. Karin Split that property back into two distinct lots and is now selling the renovated century-old house. On the vacant lot at 43 NE 87th Avenue, DK Homes will create two attached homes. One of the common-wall homes will have four bedrooms with three and a half baths. It will have one bedroom on the ground floor with a full bathroom, making it suitable for multi-generational homebuyers or those with other accessibility needs. On the top floor are the other three bedrooms and two baths. The neighboring unit will have a similar layout without the lower-level bedroom and ensuite bathroom. They will both have attached garages with a split driveway running down the center of the property. A later land division will create separate properties for the new houses.
43 NE 87th Ave awaiting permit approval for two attached townhouses
This project, just off os East Burnside Street, is different than his other work south of the site. It is less focused on maximizing land and may not include affordability incentives. “I can go all the way to four [units on the property], but then you bring four families [on a smaller lot], and it’s gonna be a problem for neighbors,” remarked Karin. “I’m still trying to figure out all my costs to see if I will be able to build under the tax abatement.”
2719 SE 103rd Ave vacant lot where DK Homes will construct 6 homes
Damir Karin said that he feels the overlapping and contradictory building codes, along with infrastructure improvement requirements placed on housing creators, are driving up costs and incentivizing people to build for higher earners. “They’re talking about affordable housing and a shortage of space for people to live, but on the other hand, all the rules they bring up just hold back developers and make each project cost more. More requirements add more expenses,” explained Karin. “When we have to spend an additional hundred thousand to improve the sidewalk and curb or add a bioswale, somebody needs to pay. As a professional trying to make my living, if I spend $100,000, I have to somehow get some money back.” He points to years of changing requirements that have added to the cost of a detached home, and he feels it is even harder to make apartment projects profitable.
2020 rendering of proposed 12-unit apartment building at 2444 SE 90th Ave provided by Concept Design & Associates
Karin points to his long-delayed apartment project at 2444 SE 90th Avenue as an example of one he could not get built in Portland. It started as a 12-unit apartment building with tuck-under parking. It faced delays and eventually became a smaller, five-unit project for sale rather than as a rental near a commercial corridor. “We have five attached townhomes, and my permit is in its fifth year with the City,” said Karin. After downsizing the unit count, the permits began moving forward. However, he said officials recently told him he will need to build a half-street improvement on the curbless section of SE 90th Avenue. He explained that this provision will require more engineering and further drive up costs, leading to fewer units at higher prices for future buyers.
Some builders are getting back to work as recent City programs have helped drive the creation of middle housing. Still, even a developer like Karin will point out that the number of projects underway is not the best measure of a successful housing policy. When the building permit process discourages apartment building density by adding costs and delaying project approval, builders will target lower-density land uses to get the project moving. He wants to build more housing units per property where it is appropriate, offering more affordable options for price-constrained buyers. He notes density is needed within Portland, recognizing that “no one is making more land,” but he needs the City to help builders like him navigate the system to deliver those projects. Not many local development companies can afford a dedicated person to shepherd projects through the permitting process, and they may still need to make unit-count concessions to gain approval.
People can expect to see work underway at the three DK Homes project sites in 2026.
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On December 2nd, crews working with a crane unloaded prefabricated mobile buildings that will support the residents and site operators of Harrison Community Village at 1818 SE 82nd Avenue. This installation marks a significant milestone as the Multnomah County Homeless Services Department (HSD) prepares the site to house a new sober shelter operated by nonprofit Do Good Multnomah. Principal work on this project began in August, when demolition crews razed the single-story sales office and shop, last used as an RV sales location and later purchased by Multnomah County to become Montavilla’s second shelter site on 82nd Avenue. Work will continue during the 2025-2026 winter season to prepare the site for 38 single-occupancy shed-style shelter units.
The blue metal buildings, made from shipping containers that specialists recently craned into place, will house sanitation facilities, offices, cooking facilities, and other shared spaces. Previously, electricians and plumbers installed underground utilities to provide services to the temporary buildings on the site. Fencing installers have begun setting posts for a new seven-foot-high chain-link fence with plastic privacy inserts meant to obscure visibility into the property. Further work phases will create an outdoor pet relief area, green space, and covered seating for residents. Crews will also construct a trash enclosure and complete new perimeter barriers, including a new wood fence along the eastern edge of the property to create a buffer between the shelter site and the adjoining single-family residence.
Multnomah County purchased the former recreational vehicle dealership at 1818 SE 82nd Avenue in December 2022 for $2.015 million. This 34,000-square-foot parcel was the second Montavilla location the County bought that year for temporary shelter services. The other shelter, Oak Street Village at 333 SE 82nd Avenue, opened in February and is currently operating at full capacity. The Joint Office of Homeless Services — now renamed the Homeless Services Department — has held several community meetings, including one in April that announced that Do Good Multnomah would operate the site as a sober shelter. Presenters explained that residents and staff are subject to drug testing, and policy strictly prohibits the possession of non-prescribed intoxicants on the property. Selecting a sober format meets a specific need for people transitioning into stable housing who are in recovery from substance use disorder, and it better matches community desires for the site, which is near two Portland Public Schools.
Homeless Services Department staff will continue to collaborate with community partners on a Good Neighbor Agreement. People can expect to see much more above-ground work at the site, leading up to an early 2026 community tour of the property, followed by the first group of residents beginning to move into the sober housing, where they will receive on-site support every hour of every day, with operators providing wraparound services that aim to move people into stable housing. People interested in knowing more can visit the Harrison Community Village website.
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On November 6th, the Oregon Department of Transportation (ODOT) opened its fourth round of the Community Charging Rebates (CCR) program, which subsidizes the cost of installing electric vehicle (EV) chargers for businesses, nonprofits, public entities, Tribes, EV service providers, and owners of multifamily home complexes. Large sections of Montavilla and East Portland reside within the project’s “Priority” area, and organizations that add to the charger network could receive $8,000 per Level 2 charge port installed or up to 80% of eligible expenses.
EV Chargers in the Portland Community College Southeast Campus parking lot
Oregon’s Department of Environmental Quality won a $197 million federal grant for its “Climate Equity and Resilience Through Action” program in 2024. From those funds, ODOT will disperse $10 million to support the installation of Level 2 vehicle chargers in priority communities by providing rebates to eligible public and private entities. Past versions of the charger program, launched in 2023, used state funds. Officials plan to fund future rounds of the program with combined state and federal money.
EV Chargers in the Glisan Landing parking garage
The program aims to fill gaps in Oregon’s EV charging infrastructure by reducing the cost of installing charging stations in multifamily housing, public parking areas, and workplaces. People interested in the current funding round have until March 31st, 2026, to participate. However, the program reimburses eligible applicants on a first-come, first-served basis. Eligible projects can start the application process before they complete charging-station construction, as long as the unit is operational within 300 days. Otherwise, they could wait until work is complete and apply for a rebate within 90 days of installing an EV charging station.
ODOT Community Charging Rebates Program priority map showing Montavilla
Interested groups can visit ODOT’s Community Charging Rebates Program webpage or reach out to a Portland nonprofit partner, Forth, which is working with the Oregon transportation agency to provide technical assistance and support for applicants interested in installing EV charging on their property. Representatives from Forth are reachable at ODOTchargingrebates@forthmobility.org or (503) 724-8670. Residents in multifamily housing located within the priority area may want to contact building management to see if this program would incentivise building ownership to add a charger, and business owners with parking could also look into the feasibility of supporting EV charging for guests, as many area grocery stores have started offering in recent years.
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Once again, the opening of Red Shed Christmas Trees officially starts the holiday season in the area with the reopening of its Montavillage market in the Vinje & Son’s parking lot near SE 78th Avenue and Washington Street. That festive start leads to the public Tree Lighting Ceremony on Saturday, December 6th at 5 p.m. in the Public Plaza at SE 79th Avenue and Stark Street, featuring a Red Shed tree. Then, local businesses have a host of WinterFest activities planned throughout December to keep people in a celebratory and giving mood.
Tree Lighting Ceremony December 2024
Montavilla’s only seasonal tree lot in the historic downtown has grown into a winter holiday market over the years, with youth activities, handcrafted gifts, baked goods, standard wreaths, and the hard-to-find juniper wreaths. These offerings are in addition to Douglas, Nordmann, and Noble Fir trees of various sizes. That tradition almost ended after a disappointing series of targeted thefts in 2024. “It was super discouraging. We were hit three times in one month, and I didn’t know if I was going to be able to open it this year. But so many people reached out to say, ‘You’re a big part of the community, and we would really hate to see you go.’ That just meant the world to us, so we pulled out all the stops, and we’re trying to recover,” said Red Shed owner Lesle Janssen. She notes that the Montavilla East Tabor Business Association (METBA) and neighbors are providing the support needed to make this a better year. Janssen did not want to dwell on the negative side of things because it distracts from the spirit of the holiday season, which drives her annual efforts. “You know, it’s been a crazy year, and we just really want to maintain that sense of community. We’re not here just to sell trees, we’re here to be a part of a community.”
Customers from previous years will recognize many vendors selling their works in the boutique gift booth. They feature pottery and soaps from Shane Reaney Studios, and those looking for a mood-setting addition to their centerpiece can find distinctive beeswax candles from Hannah Miller through her company, Waxing & Raining Handmade Goods. “She has beautiful Christmas tree wax candles that are gorgeous and some morel mushrooms,” described Janssen. The boutique will also carry “pocket mistletoe” made from pet-safe materials to avoid poisonings. PumpkinPatchHandmade sells knitwear, and the shop now offers “Red Shed Montavilla” embroidered waxed ball caps by Rustek, featuring weather-resistant properties made from sustainable natural materials. Shoppers can also purchase McTavish Shortbread confections as an edible treat while supplies last. These baked-to-order items are a special treat rarely available in small quantities and often sell out, but Janssen plans to have a good supply.
“Red Shed Montavilla” embroidered waxed ball caps by Rustek
This year, they have wood ornaments featuring artwork from Grace Babcock’s Graceful Botanical designs. They feature burned natural imagery on the wood pucks made from tree ends. Sugar pinecones have returned as a holiday decorating option sold by Red Shed. Janssen said they are “huge,” measuring 6 to 14 inches. “They’re really good on table runners around candle displays. You can take two of them and twine them together and put a bow on them as door ornaments,” said Janssen. “They’re just so incredibly beautiful, and they hold up well in water for a cylindrical display of a bouquet. You sink one of those into your glass instead of using stones, and they look amazing.” This year, they have unique crescent-shaped swags. “A swag is a half-round wreath, and we’re making those in-house this year, and people can come watch us make their swag,” explained Janssen.
Red Shed trees come from Greg Smith’s Molalla Tree Farms, where they locally harvest trees raised with minimal pesticides. With 200 acres of naturally grown product, Janssen values the dependable relationship with the Molalla, Oregon, grower. “Our trees are looking really, really good this year. Even though we had a really hot summer, we had just enough water to get them good”, said Janssen. However, she noted that some varieties were not so lucky. “We are not selling grands this year. They did not weather very well.”
As in years past, the owner’s mother, Janie Janssen, assembled 400 bags of special supplies for kids to craft with, but they are available only while supplies last. The lot also offers a large outdoor-themed backdrop for family photos. Additionally, for people interested in a wintry brew, a collaboration with Montavilla Brew Works grants tree purchasers a special deal on local beer. Customers will take their “Tree Cookie” token a block over to 7805 SE Stark Street and receive a discount on a four-pack or growler refill.
Wood ornaments featuring artwork from Grace Babcock’s Graceful Botanical
Red Shed Christmas Trees is closed on Thanksgiving and officially opens on Friday, November 28th. As early as November 21st, shoppers began walking in to buy a tree and gifts, showing eagerness to start celebrating their winter traditions. “People were calling me early this year asking me when we were going to open,” recalled Janssen. They allowed people to come in during setup hours and shop as they have in the past. However, this year’s demand was higher than expected. “We’ve just been selling trees like crazy,” remarked Janssen.
“pocket mistletoe” made from pet-safe knitted materials
People can visit the tree lot every day between November 28th and December 23rd. They open from 10 a.m. to 8 p.m. Sunday through Thursday, with extended hours to 9 p.m. on Friday and Saturdays. Janssen also noted that they can hold trees past the closing date for culturally specific customs. “If Russian Orthodox customers would like us to save them some trees, we can also do that.” That community often follows the Julian calendar, placing Christmas on January 7th, and tree purchases occur later in December. Due to the adjacent parking lot closure, they ask visitors to park on the street and then hold a parking spot in the limited space for customers to load their tree.
Rows of trees and a sign noting cash only sales on the lot
Whenever people celebrate the winter season, METBA businesses are collaborating to support the community with music and festive cheer. From December 1st through the 20th, patrons of participating local storefronts can use the “Shop Local Montavilla” passport to earn stickers toward a raffle entry. In addition to the December 6th Tree Lighting Ceremony, Board Bard Games at 7960 SE Stark Street will host a Santa Party on December 13th with a free family event. Starting at 11 a.m., attendees can enjoy cocoa and a treat while taking a festive photo with Santa. Business district celebrations wrap up on Saturday, December 20th, with the “Merry Montavilla SoirÉe.” Starting at 4 p.m., people can enjoy food and drink specials across Montavilla while earning double stickers for the Winterfest passport.
METBA also notes that this is a season of giving. Many supportive groups are working in the area, and they can always use donations. This year, the business association’s sponsored donation drive will accept food, kids’ clothes, adult coats, laundry cards, Fred Meyer gift cards, and toys for the Vestal Elementary School PTA to distribute to families in need. People can drop off donations throughout December during the WinterFest events and at the Montavilla Burgerville at 8218 NE Glisan Street.
Disclosure: Lesle Janssen provided a free sample of “pocket mistletoe” to MV News
Article and photos by
Jacob Loeb
Promotion: Montavilla News is supported by contributions from businesses like Build & Paint Portland, a trusted Portland house painting and carpentry company dedicated to renewing and improving homes in Portland. Many neighborhood homes have used this local company to refresh and brighten their homes, and they want to take special care of area residents. We thank them for their support.
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