8414 NE Holladay – Montavilla News

Four new houses now surround 8404 NE Holladay Street in what was once the 1931-era home’s expansive yard. Each two-story building is on one of five lots created by a new Middle Housing Land Division technique. This multi-structure project is one of Montavilla’s first cottage cluster land divisions, and it demonstrates the housing density possible with the 2022 enacted zoning updates that allow for this type of development.

*_{8404 NE Holladay Street in 2023 before construction}*

The scale of the project triggered frontage improvements to the sidewalk along both streets, including the reconstruction of corner ramps to comply with current Americans with Disabilities Act (ADA) standards. However, not all cottage clusters will require these improvements, and in many cases, this type of land division is a cost-saving process for developers. Instead of orienting lots with individual street access, cottage clusters use pathways and utility easements to divide a parcel. This process can create odd-shaped lots hidden behind other houses in places that previously could only hold an Accessory Dwelling Unit (ADU).

*_{Lot line map from LU 23-012542 MLDS.}* *_{8414 NE Holladay Street – Unit A, 8410 NE Holladay Street – Unit B,964 NE 84th Avenue – Unit C, 960 NE 84th Avenue – Unit D}*

8414 NE Holladay Street (Unit A) has an open-concept first floor with a kitchen at the front and a half bathroom at the back. A sizable section of the main level’s footprint contains an 18-foot-wide patio covered by the upper floor. The second level holds three bedrooms. The main bedroom has a full-sized ensuite, with another full bathroom accessible from the hallway. Designers placed a stacked laundry closet at the end of the hall.

8410 NE Holladay Street (Unit B) has its owner’s bedroom on the main level with a three-quarters ensuite. A half bathroom sits at the center of the house, off the living room. The U-shaped kitchen and dining area occupy the back wall with a covered patio to the south. Three more bedrooms on the second story share a full bathroom with double vanities. The staircase wraps around a second-floor stacked laundry closet.

964 NE 84th Avenue (Unit C) is a mirror replica of 8410 NE Holladay Street. 960 NE 84th Avenue (Unit D) is an inverted version of 8414 NE Holladay Street. The two street-facing additions offer 1,349 square feet to residents, while the innermost homes provide 1,269 square feet. These four new homes are over 1,000 square feet smaller than the original building. However, they are still spacious enough for families and offer substantial housing density while retaining the surrounding area’s single-family scale. Expect to see these homes for sale later this year.

Update: One of the new homes is for sale, 8414 NE Holladay Street – $449,900

Article and photos by

Jacob Loeb

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Soon, four new homes will join the existing single-family residence at 8404 NE Holladay Street in a cottage cluster configuration. This multi-structure project represents one of the first cottage cluster developments in Montavilla and adds housing inventory while retaining the 1931-era home. This new form of permissible development became legal in July 2022 as part of the Residential Infill Project 2 (RIP2) after City Council adopted the zoning code changes in June.

Portland’s embrace of cottage cluster lot configurations stems from a 2019 update to Oregon State law. The Housing Choices bill describes cottage clusters as “groupings of no fewer than four detached housing units per acre with a footprint of less than 900 square feet each and that include a common courtyard.” Each residence is detached from the other units making them distinct from row-house developments or other middle housing options. This building arrangement permits irregularly shaped lots and forgoes spacious private yards for larger common open areas shared by the clustered homes. It is permissible for the structures to share one property, or they can each reside on small individual lots, as they will in this NE Holladay Street development.

*8404 NE Holladay Street Image from Portland Maps*

The new two-story homes proposed for this property will surround the existing house, with half the units addressed on NE 84th Avenue and the others fronted on NE Holladay Street. Demolition crews will likely remove the detached garage to the south of the home. However, the new property owners have yet to file for that permit. All work applications are currently under review, with construction likely months away. When completed, this project will become an example of the newest housing infill method in Portland and could represent a trend in density development.

Jacob Loeb

Promotion: Montavilla News has a Patreon account. We invite those who can contribute to this local news source to please consider becoming a paid subscriber or sponsor. We will always remain free to read regardless of subscription.