Concept Design and Associates

Six years ago, the apartments at 7706 & 7718 SE Washington Street went before the Montavilla Neighborhood Association (MNA) for design review. The building designer described the process as challenging and laments some of the changes made to address neighborhood concerns.

There were very few multi-story apartments proposed for Montavilla in 2014. The designer of the project, Kym Nguyen of Concept Design and Associates LLC, recalled a great deal of opposition from the community. “They were strongly against it as I think this was the only [project with] multiple units proposed in that area. They said it would ruin the neighborhood.”

In preparation for the apartment’s design review, the Montavilla Neighborhood Association (MNA) posted the project’s images and descriptions on their Facebook page. Lew Scholl was the Land Use and Transportation Chair for MNA in 2014. In correspondence with Nguyen, Scholl shared some community criticism the project received on Facebook. Comments centered around the roofline and lack of on-site parking.

Much of Facebook criticism echoed through public commentary at the October 2014 MNA meeting. “It was a very interesting meeting process, some very rude [people] and some being cautious [with] what they were saying,” described Nguyen. Lew Scholl did not recall the MNA meeting as being highly critical of the project. “There were no highly controversial issues about what was proposed… Some comments were posted on the MNA Facebook Group about parking that she brought up with the owners, but she was not able (nor required) to provide on-site parking. The development met the city’s zoning code, and no variances were requested.”

The commentary offered at the meeting advanced the project towards a publicly acceptable design. However, not all changes desired by neighboring residents were possible. “The zoning at this site back then is R1, which limited the height, along with the setback and building plan. It was challenging on the design to have parking on-site, so I recommended to have two levels and only two parking [spaces] available at the rear of the site.” Explained Nguyen.

Criticism of the roofline and zoning height restrictions forced Nguyen to choose a more conventional hip roof for the final design. She felt it was an unfortunate compromise. The high peak created by a modern one side shed roof allowed for a vaulted ceiling on the second floor. Taller walls could bring more light into the living space by accommodating larger windows. Nguyen imagined those elements would have enhanced the perceived beauty felt by the occupants. There were also practical advantages to the original roof design. Rainwater management would run along just one side of the roof instead of the entire parameter, creating a cleaner aesthetic and providing easier maintenance.

Ultimately the builder made more compromises towards conventional design. Standard vinyl windows replace unequal split sash windows. The building’s color pallet changed from dark to light, and cladding highlights became muted by material and paint.

Examining past projects like this can be helpful as we enter a new era of density in Montavilla. Changes in zoning during the last six years encourage more multi-story projects in neighborhoods. Now is a good time for the community to consider how multi-family buildings will fit into the area. Apartments by their nature will not look like a classic single-family home. Residents will need to come to terms with that and start to think about what features of large buildings will comfortably fit in the community.

*Original design. Concept Design and Associates LLC*

*Updated design after MNA meeting. Concept Design and Associates LLC*

*Design update addressing roofline concerns. Concept Design and Associates LLC*

The southeast corner of Montavilla will gain an impressive 12 unit apartment building offering a wide range of different sized residences, with some onsite parking. Located at 2444 SE 90th Ave, the project has affordability and housing diversity at its core. This development aims to bridge the gap between the working class homes around it and the urbanized nature of nearby SE Division.

The development will transform an overgrown patch of land, positioned one parcel back from SE Division Street. The lot has remained empty after the 2009 demolition of both a single-family residence and a detached garage. This portion of SE 90th is an older paved road without sidewalks. Most of the surrounding properties are single-family residences “built during 1925-1971. The architecture of each building is compact and affordable.” Said Kym Nguyen of Concept Design & Associates, the project’s Design Manager.

Nguyen worked to incorporate the functional design of the surrounding buildings into this new three-story apartment building. Many of the design elements chosen will complement the other buildings on the street while incorporating contemporary style. Each apartment offers an open floor-plan desired by modern-day residents. Traditional siding is used in vertical bands to break up the massing on the building’s streetside. The build uses a conventional roofline featuring modest eaves, similar to neighboring properties.

The project’s owner instructed Nguyen to create a complex that attracted the most comprehensive range of renters. Including older adults, families, single people, and couples. Mixing the unit types between studio, one-bedroom, and two-bedroom options will help attract a diverse renter. However, greater diversity comes through offering units on the ground floor, making space available to residents needing special mobility consideration. Support for a variety of transportation needs further increases renter diversity.

The building will offer six garages for residents needing secure parking. PBOT required 17 feet of dedication along SE 90th Ave to accommodate new sidewalks and street parking, adding more parking options for residents. The location is also near both a MAX station and bus lines, providing fast transit downtown. The onsite parking makes a peace offering to the surrounding homeowners who may fear parking congestion. However, this project will encourage mass transit for a portion of residents and help meet the cities environmental goals.

Nguyen explained all phases of the property include resident income considerations. “Affordability is the key for this project, so people are able to afford to buy [them] when these units [convert] to Condos from apartments.” The owner of this property plans to use the rental income from this building for his retirement. However, Nguyen designed them to convert into condominium units eventually. This affordability lifecycle will start with renters and then grow into ownership, perhaps with some of the same residents making the transition with the building.

This project could signal a subtle change in how density housing comes to market. Opening as an inclusive apartment building and then transforming into a condominium may become a successful Portland development path. It can retain the nearby community’s tradition of attainable ownership while first alleviating a housing shortage. Buildings that include some parking are better able to transition from apartment to condominium as many realtors struggle to list properties without a garage.

This is a project to pay attention to over the coming years. Its success could become a model to emulate. They have made many choices through parking, design, and floor plan variety that should meet their longterm goals. Regardless of this project’s future successes as a condominium, it will offer ample housing options now, when Portland needs it most.