Tag: 82nd Ave

APANO to Redevelop Canton Grill Site on SE 82nd

After nearly two and half years sitting vacant, the former Canton Grill property at 2610 SE 82nd Avenue will play a significant role in the district’s transformation. The owners of the iconic restaurant recently accepted the Asian Pacific American Network of Oregon‘s (APANO) offer to purchase the 47,265-square-foot site. Next month, APANO staff will begin public outreach and use those interactions to inform redevelopment plans.

APANO’s Community Development Director, Duncan Hwang, explained that acquiring the site became a priority for his organization soon after the restaurant closed. That historic eatery operated near the corner of SE 82nd Avenue and Division Street for 76 years during the height of the car-centric era. Consequentially, the location’s parking lot is four times bigger than the building’s footprint. That underutilized space has the potential to support density housing above additional commercial storefronts. A handful of recent developments in the area embracing a modern mixed-use multistory design. Those buildings feature deemphasized parking and provide pedestrian-scale ground-floor retail units with apartments above. However, those projects are still rare on 82nd Avenue. According to Hwang, the site could just as easily become a chain pharmacy store or another low-density shop. Buying this property allows APANO to secure this site before other groups lock up the parcel for another 50 years. With the guidance of the community, they intend to deliver a building that enhances the district and furthers the transformation of the former highway into a Civic Corridor.

The Canton Grill property sits across SE 82nd Avenue from APANO’s headquarters in the Orchards of 82nd building. That mixed-use project was the group’s first expansion into commercial development through a partnership with Rose Community Development Corporation (Rose CDC). APANO manages the retail space on the ground floor, and Rose CDC runs the affordable housing above. That successful endeavor encouraged the organization to expand further into development. Earlier this year, APANO announced another partnership for low-income housing on the nearby Portland Community College (PCC) campus. “We are also going to be working with Just Future on 120 units at PCC Southeast. Between the Orchards [of 82nd] and PCC, that’s almost 200 units of affordable housing,” said Hwang.

APANO’s development work supports the community’s need for socially guided projects while filling a niche underserved by current programs. “We did a strategic planning process about two years ago looking at needs and gaps for the Asian pacific islander community in general, and one of the gaps was there wasn’t a culturally specific housing developer for this community.” Said Hwang. APANO staff found that senior living and supportive housing did not account for differing tastes in Asian diets or preferred exercise classes. They also found that the physical design of buildings posed a lasting deficit in housing accommodations. “Spaces for family kinds of interaction is a desired, and then also a lot of our elders are shorter, so having cabinets that are better accessible and things like that has also come up as design elements.” APANO hopes its expansion into development will create a more equitable housing market in the region and fill those identified gaps.

APANO purchased the property with American Rescue Plan Act (ARPA) funds allocated to the organization by the State legislator. That money was expressly set aside for community-supporting property acquisition, allowing the organization to make a cash offer for the Canton Grill land. Duncan Hwang believes they were not the highest builder but expects that his organization’s commitment to redevelop the property responsibly influenced the Louis family’s decision to accept their offer. “The history and legacy of this family and this site is not lost on us,” said Hwang. APANO hopes to retain the 95-year-old restaurant building that has helped define 82nd Avenue. However, they will use community interest in preservation and the assessed structural condition to determine how the single-story building will fit into the larger redevelopment project.

Montavilla News illustrations on Portland Maps image

The future density of affordable housing from the Orchards and PCC projects presents an opportunity to expand uses for the Canton Grill project beyond traditional low-income housing. Hwang explained that they want to engage in “a real thoughtful conversation about the type of affordability that we want to see at that particular site.” He sees an opportunity for a mix of market rate and workforce housing above affordable retail as a possible use. The revenue from market-rate units can subsidize the affordability of the rest of the project while adding diversity to the area.

Duncan Hwang framed this redevelopment as a blank slate project, emphasizing that public outreach will drive many choices for the property. However, goals for the site will dictate some limits on the housing types considered. “I don’t think there’s any world where we’d build luxury market-rate condo-style things,” said Hwang. “It’s really about how do we maximize community benefit, which definitely includes housing. But how much? I think it depends on the size of a plaza or green space, commercial space, and all that.” 

Regardless of community direction, providing resiliency to the population center will become a vital feature of this complex. That could include a solar panel covered parking structure that would function to reduce energy demands from residents and act as an emergency public charging station in a natural disaster. Resiliency design could also incorporate warming and cooling facilities for use during extreme weather events.

Outreach will begin on December 15th with a public forum at APANO’s community space. Staff will also reach out in other ways around the same time. “We’ll have a survey going out shortly as well, and in multiple languages. It’s going to be focused on unit mix, commercial space usage, and the sort of services that you want to see,” said Hwang. They are moving quickly because funding opportunities happen at set intervals. “If we want to maximize affordability and go for low-income housing tax credits, that’s on specific cycles. So we might be able to get into the next cycle next summer.” That deadline may not be an issue if the public supports market rate and workforce housing, but that determination will happen over the next few months, and APANO is keeping all options open. Interested people should look for opportunities to participate in planning efforts on APANO’s website or social media accounts.


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Eastport Food Cart Pod for Sale

The half-acre property and food cart pod at 3905 SE 82nd Avenue is available to purchase for $3.6 million. Listed by Keller Williams RealtyEastport Food Center is a fully leased 26-space food cart pod situated across from Eastport Plaza. The pod opened in 2020 on a former used auto-lot. The owner converted the 900-square-foot sales office into an indoor seating area, installed water and sewer hookups for each cart, and completely fenced the property.

The real estate flyer for the listing touts a yearly rental income of $400,000 which would offset the purchase price of this investment property. A new food cart pod across 82nd Avenue from this location opened a little over a year ago, placing the two eating destinations within three blocks of each other. That purpose build property at 3612 SE 82nd Avenue, called Collective Oregon Eateries (CORE), has added competition to the casual dining market along 82nd Avenue. However, it offers around half the cart spaces as its neighbor.

The site’s sale is contingent on the seller achieving a 1031 Exchange purchase of another property. This tax-saving maneuver is available when a person sells one investment property to buy another investment property. This requirement indicates the seller is not looking to generate cash but wants to move their investment to another location within the United States. Interested buyers should contact James Gillespie with Foundation Commercial Group (KW Commercial) by phone at 503-890-5775 or by email.

Correction: A version of this article mistakenly noted annual revenue as monthly. It has been corrected, and we regret the error.


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Annual 82nd Ave Dining Event

Last week, the seventh annual Around the World in 82 Dishes began along the entire length of 82nd Avenue in Portland. The business district’s promotion runs for two weeks, concluding on November 6th. The event highlights a wide selection of dining destinations on 82nd Avenue with a focus on multicultural flavors found along the busy roadway. As an incentive, the event organizers created a contest that enters participants into a drawing for multiple $50 gift cards.

Although any food and drink-related business on 82nd Avenue is eligible for the contest, a group of Montavilla eateries are featured participants in this year’s event. Most of the food carts at The Yard at Montavilla are on that list, along with Sebastiano’s. That level of participation yields increased promotional exposure and includes free digital menu services from Foodi-Menus. Ads for the event are currently running in local news publications like Willamette Week and the Portland Mercury, along with Instagram. Koin 6 News featured the event last Wednesday, showing off foods from vendors at the neighborhood food cart pod.

The contest is just one part of this event, presented by the 82nd Avenue Business Association with funding from the American Rescue Plan and Portland’s Bureau of Transportation. The two-week-long food celebration focuses on the diversity of Portland by exploring tastes from cultures across the globe. Many establishments are owned by immigrants that bring their culinary skills and enthusiasm to the foods they serve. Around the World in 82 Dishes seeks to spotlight those businesses and bring people out to East Portland during the traditionally slow season for restaurants.

The appreciation of food alone is not the only motivator for people to participate. The contest for $50 gift cards is a strong incentive to draw people out to the district, even during rainy weather. Interested contestants can use the BabbleBuy mobile app to find locations and post on social media with the hashtags #82ndFoodies and #82Dishes. Those who want to avoid using the mobile app can post on Instagram, Twitter, Facebook, or TikTok using the two hashtags.

There are only a few days left before the event concludes, but that leaves plenty of time to get out and visit your favorite location or experience someplace new. Keep up to date on the event at 82dishes.com, and bookmark that site to stay informed about next year’s Around the World in 82 Dishes.


Disclosure: Montavilla News is a member of the 82nd Avenue Business Association and the author of this article serves on the board.

Mosaic Mural at NE 82nd and Glisan

Last night, at the Montavilla Neighborhood Association (MNA) meeting, the artist Hector H. Hernandez presented designs for a ceramic-tile mosaic coming to the corner of NE 82nd Avenue and Glisan Street as part of the new Jackson’s convenience store and gas station currently under construction. The new public art is the backdrop to a public plaza on the refueling station’s property aimed at activating the pedestrian realm on the busy intersection and adding neighborhood identity. This pedestrian-focused enhancement is part of an extensive transformation of the area, including reorganizing the Washman property and reconstructing sidewalks along NE 82nd Avenue.

MNA members selected Hector H. Hernandez for this project in the latter part of 2020. The artist met with neighborhood residents and Board members to gather inspiration for the project. Those conversations and his years of experience creating public art guided the creation of the conceptual design presented at the October 10th, 2022, meeting. His slide deck included work in a variety of mediums representing an array of subjects. The presentation also offered a look at the OPB segment featuring Hernandez’s work on the side of the Woodburn Independent newspaper building.

Site Map courtesy Jacksons. Red line shows mural location on wall

The artwork will complement the covered benches and landscaping in the 22-foot-wide plaza. This space is in addition to another on-property seating area designated to support people waiting for the 72 TriMet bus. Trees and plaza amenities will partially obscure parts of the mural. Hernandez took this into account with his designs. He included intricate details for those near the wall but incorporated more prominent imagery visible through the environment’s clutter, allowing passing vehicles to experience the artwork.

The mural’s placement will occur toward the end of construction. Expect to see work progress at the site into 2023. By this time next year, the corner of NE 82nd Avenue and Glisan Street should feel like a different place with an attractive plaza that reflects the neighborhood.


Site rendering courtesy Jacksons. Mural image provided by Hector H. Hernandez.

Disclosure: The Author of this article served on the Montavilla Neighborhood Association Board during the mural’s selection process.

36 SE 82nd LiveWork Building for Sale

The distinct green metal-clad building at 36 SE 82nd Avenue is for sale. Initially built in 1910 as a home, this two-story structure is now zoned for medium-scale commercial mixed-use and configured to support a live-work business. The building has transformed substantially over the last century, with the most recent remodel in 2002. Since that time, it housed Eastgate Health Clinic offering naturopathy herbs and acupuncture.

Phan Hoang An owns both the building and business at this site. However, the listing at Keller Williams Realty does not state the property will sell with an active lease, indicating the clinic will no longer operate from this location.

Although the building is in usable condition, a new owner may redevelop this property. Half of the site serves as a paved back parking lot and driveway. New buildings in this zone are generally expected to be up to four stories tall, with a base floor area ratio (FAR) of 2.5:1. That number increase to 4:1 with bonus provisions, allowing a four-level development that uses most of the property. With the lot located within steps of the number 20 and 72 TriMet bus lines, this location would be ideal for affordable housing with retail on the ground floor.

People interested in buying this property can contact the listing agent Tim Phommany at (503) 896-8861 or timphommany@kw.com.

Washman Remodel Improves Facility and Sidewalks

Washman Car Wash in Montavilla will soon undergo a remodel designed to enhance the neighborhood’s walkability and expand the facility to meet demand. The auto spa company recently submitted a permit application to construct 31 new vacuum stations on the west side of the property. This expansion onto previously unused land allows for the decommissioning of thirteen vacuum units along NE 82nd Avenue, reducing the need for cars to cross the sidewalk for much of the block. Construction crews will also repair the worn sidewalk on NE 81st and 82nd Avenues.

Over the last 20 years, Washman purchased the adjacent lots west of its property at 315 NE 82nd Avenue. The cleared land has served as employee parking and storage in recent years. Now they will construct a new vacuum center on that undeveloped land and shift site operations west, away from the heavy traffic on NE 82nd Avenue and NE Glisan Street. The expanded area will eliminate the current congestion experienced on the property’s eastern edge, solving a long-standing annoyance for pedestrians walking around the business.

Blue lines indicate site for new vacuum stations. Image from Portland Maps

The Washman Car Wash is a busy location located on the corner of two well-traveled roads. Consequently, cars trying to enter or leave the property must do so quickly to match the flow of traffic. Cars tend to ignore the marked curb cuts and drive over the sidewalk to enter the business wherever space is available. Vehicles use alternative entry points so frequently that the sidewalk’s edge has deteriorated along most of the property’s frontage. This behavior creates a dangerous condition where drivers and pedestrians mix in unpredictable places, frustrating both parties. Washman’s location next door to Vestal Elementary School and kitty-corner to the Montavilla Park Community Center further intensifies this problem.

The need to improve the pedestrian realm around the site is a key part of Washman’s goals for this project. Although vehicles will still drive along the 82nd Avenue edge of the building to enter the car wash, removing the vacuums will provide extra space for the cars to queue up. The fence along the eastern property line will extend north, limiting vehicle access to only one curb cut on NE 82nd Avenue. Further adjustments will impose a right-turn-only limit on cars exiting onto NE Glisan Street. David Tarlow, Chief Financial Officer of Washman, explained that these changes should improve the conditions around this location, focusing on student wellbeing. “We believe this will result in less traffic near the school than there is now, and the SE 82nd sidewalk that borders our site will be less congested and safer with the removal of the vacuums.”

The permit calls for clearing some trees on the property near where crews will install the vacuum units. The project includes landscaping along the property’s west edge and paving the gravel areas. Permits for large commercial projects can take six to eighteen months for City staff to approve. Expect to see construction begin in 2023 unless there are unexpected delays. When this work is complete, the site should be safer for pedestrians and more convenient for customers to navigate.

Gravel employee parking lot to be paved and used for vacuum stations

Mia and More Opening on SE 82nd

Later this year, the Mia and More restaurant will relocate from its original Beaverton shop to 326 SE 82nd Avenue. The store’s menu features fresh-pressed sugarcane juice, milk tea, fruit smoothies, and Vietnamese street food. Located in the Annex building near SE Stark Street, the retail space previously housed Las Tres Flores and All-Ways Warm fireplace store. Remodeling crews are now waiting on permit approvals before they begin transforming the space.

The Mia and More brand originated in Kent, Washington, several years ago. The owners license the name to other independent store operators across the country and supply licensees with sugarcane sourced from trusted farms in Vietnam. The Beaverton location was the first Mia and More in Oregon. Local restaurant owner Michelle Tran wanted to open her Mia and More location in Portland. However, an existing commercial lease in Beaverton allowed Tran to test the market before committing to a dedicated space.

Image courtesy of Mia and More

Tran is no stranger to Portland eateries, having owned The House of Ramen on SW Columbia Street for many years. However, with a 22-year-long career in the medical industry, Tran wanted to expand her food service work to include more fresh and natural products. The Mia and More brand had built a reputation for high-quality ingredients that appealed to her. “We blend the sugarcane juice with real fruit instead of powder. The only powder that we use with the taro powder, chocolate, and matcha, those are the ones we can’t help,” explained Tran.

Mia and More Beaverton Store, pressing sugarcane. Image courtesy of Mia and More

After a short time in Beaverton, Tran began looking for a location closer to her most active customers and a community with an appreciation for the menu items. “So when we were in Beaverton, people had to drive all the way from Portland, Vancouver, Salem to get to the Beaverton location. We chose the Montavilla area because it’s quite packed with Vietnamese population right there.” Said Tran. Designers started work on the new location in March, but City permitting delays stalled construction. Tran could not staff both sites simultaneously and had intended to close the original restaurant around the time of opening the SE Portland spot. However, construction delays have pushed the opening date past August, and it is still uncertain when renovations will be complete. The old location is now closed, leaving customers eager for the Montavilla restaurant to open.

Image courtesy of Mia and More

Michelle Tran explained that the new storefront is smaller than her old location. Consequentially, the staff will need to cut down the menu some. However, the popular drink offerings will remain the central focus of the store. Look for an update within the next few months announcing the official opening date for Mia and More on SE 82nd Avenue.


Las Tres Flores has relocated down the street to 24 SE 82nd Avenue, inside the Santa Cruz Bakery and Taqueria. 

Crash Damaged McDonald’s Repaired

Three months after a car collided with the McDonald’s restaurant at 8149 SE Stark Street, workers have begun to repair the damages. On May 4th, a vehicle jumped the curb and collided with the SE 82nd Avenue facing dining-room windows. Witness reports indicate the driver “was doing donuts” before crashing into the building.

Video of the post crash scene

Portland Police received the hit-and-run call at 9:43 p.m. A video posted on Instagram shows the store manager making the call. The vehicle entered the restaurant, destroying the aluminum framed storefront windows and the short wall underneath them. Fortunately, the dining room was vacant, and no one suffered injuries inside the restaurant. Crews have reconstructed the support wall and brick exterior, making way for the glazers to install replacement windows next week.

A similar crash occurred at this same restaurant last year. In both incidences, Police identified unsafe driving as the cause of the wrecks. The reoccurrence of damage at this location has not deterred the franchise owner from rebuilding. With luck, this will be the last restoration work at this location for a while.

Photo from May 5th 2022

Update August 18th: Glazers installed new windows in the repaired wall.

Proposed Food Cart Pod on SE 82nd

SE 82nd Avenue may soon have a new food cart pod near the popular SE Stark commercial area. A recent Early Assistance application revealed plans for the large corner property on SE 82nd Avenue at SE Ash Street. The new owner of 218 SE 82nd Avenue wants to demolish the existing Recreational Vehicle (RV) sales buildings and construct a food cart pod with an overhead canopy structure and other amenities.

B&U Properties bought the corner lot used by Budget RV Center in November of 2021. The same Limited Liability Company had recently acquired three lots adjacent to the RV sales property in June of 2021. B&U Properties is owned by Uday Seelam, who previously operated a food cart business and has experience in the food service industry.

The combined site owned by B&U Properties is 260 feet long and 100 feet deep, making it a sizable dining venue with space for parking and dozens of food carts. The proposal for the site includes adding water and sewer services to support the food carts, along with a shared trash enclosure. Crews will reconstruct the existing commercial driveway and add a pedestrian entrance from SE 82nd Avenue. They will also provide modular bathrooms on site, similar to the facilities installed at The Yard at Montavilla food cart pod.

Modular bathrooms at The Yard at Montavilla

This new food cart pod would be Montavilla’s second culinary collective opened in the last few years. The Yard at Montavilla greeted guests a year ago, just two blocks to the north. One month before the Yard’s grand opening, the Collective Oregon Eateries (CORE) at 3612 SE 82nd Avenue opened near SE Powell Blvd. If approved, this new pod could create a competitive marketplace for food cart operators seeking favorable rent while remaining in the same vicinity. This project is in the early stages of development and will likely not begin construction until sometime in 2023.

NE 82nd and Glisan Gas Station and Market Work Underway

Last week, the Jacksons Food Store and Shell fueling station at 515 NE 82nd Avenue closed for renovations. Crews have removed gas pumps and enclosed the site with construction fencing. Demolition crews will remove the two structures on the property within the next few months. In 2020, the gas station’s owners purchased the neighboring vacant restaurant to the north. That acquisition doubles the property’s size, making room for a 4,452-square-foot convenience store.

The combined site at the northwest corner of NE 82nd Avenue and Glisan Street will feature a large detached Jacksons Food Store in the center of the rectangular lot. The developers intend to construct a public plaza near the intersection with covered seating and landscaping. An updated fueling canopy and gas pumps will remain close to their current location.

Improvements to the property will trigger sidewalk reconstruction along both streets, creating wider and safer public walkways. The project designers will reposition vehicle entrances and reduce the number of crossings where pedestrians and drivers interact.

When completed, the new fueling station and store will have an address of 611 NE 82nd Avenue and occupy nearly a full acre. The building will site close to the 82nd Avenue sidewalk, allowing pedestrians to enter the store without walking through a parking lot, as previous customers once did. Designers plan parking access on the north and south sides of the convenience store.

Site Plan as presented to the Montavilla Neighborhood Association by PM Design Group

Soon demolition crews will begin removing the former Pizza Hut building and the existing small store. Then workers will construct the new structures, sidewalks, and plaza. Although the storefront is expanding, the fueling capacity will not dramatically increase. Look for work to continue at the site for the remainder of the year, with an expected reopening in 2023.