386 SE 86TH – Montavilla News

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

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

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

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

380 SE 86th Avenue
378 SE 86th Avenue
376 SE 86th Avenue
374 SE 86th Avenue
372 SE 86th Avenue
370 SE 86th Avenue

384 SE 86th Avenue
386 SE 86th Avenue
388 SE 86th Avenue
390 SE 86th Avenue
392 SE 86th Avenue
394 SE 86th Avenue

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

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

Jacob Loeb

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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.

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.

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