Tag: FX Homes

Construction, Property Sale

Lot Division and Renovation on NE 72nd Ave

As renovation crews make significant progress on the 1927-era single-family home at 1006 NE 72nd Avenue, the new owners look to split the underlying lots at its historic demarcation point. The modest house sits approximately two feet from the proposed property line, necessitating an exception that is currently under consideration by Portland Permitting & Development. If approved, the existing home would occupy a 25-foot-wide parcel, leaving a 37-foot by 100-foot property to the north for future sale and development.

Site plan showing the layout of a property at 1006 NE 72nd Avenue, including property lines, measurements, and notes on vegetation and drainage.
Site map from LU 25-042546 application for setback requirement adjustment to split the lot

Kimco Properties purchased the 894-square-foot house in March and began making improvements. Contractors replaced the sewer line and installed a bathroom in the basement. That update, along with other work in the main living area, created three total bathrooms where the original home had just one. The nearly century-old structure — with a similar width to modern infill homes — now stands renewed with new steps on the way and a back deck.

Front view of a single-story house with a wooden door and steps, surrounded by tall trees and an undeveloped yard.

Two lots from the original Brainard subdivision constitute the NE 72nd Avenue site, and Kimco Properties sought to utilize a Lot Confirmation (PR 25-053270 LC) to separate the underlying parcels. A lot confirmation verifies one or more lots previously combined by past owners for tax purposes, and the process can reestablish a historic lot line. Developers often see it as a more straightforward process for division compared to using the property line adjustment (PLA) process. However, the city requires a lot confirmation review to ensure any existing development meets city standards after the separation of the parcels. In this case, the reestablished lot line was just over two feet from the house’s exterior wall and right at the roof’s overhang. City code specifies that the minimum distance of a wall from a new property line should be five feet, and three feet for an eave, in this zone. The requirement provides a ten-foot distance between houses. Exceptions to this rule are not uncommon as long as they meet established standards, and new development on the adjacent lot can mitigate the impact of placing the lot line so close to the original building’s edge.

A two-story house with a light-colored exterior and a staircase leading to the front door, surrounded by trees and a cleared yard with construction materials.

After crews complete the renovations at 1006 NE 72nd Avenue, the property is expected to return to the real estate market for sale. If City staff approve LU 25-042546 AD, then the new property could sell to a housing developer, or Kimco Properties could build on it in the future. This company is a frequent creator of housing in the neighborhood under the FX Homes name.

Article and Photos by

Jacob Loeb

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Construction, New Residence

Another Duplex on NE 91st Ave

Foundation work is underway for a pair of homes forming an “H” shaped duplex at 388 and 392 NE 91st Avenue. This project is the second set of houses built by FX Homes on this street, with 380 NE 91st Avenue and 384 NE 91st Avenue already available for purchase. The new single-story townhouses are exact duplicates of the first two and replace a 1925-era single-family residence, deconstructed last year.

Portland Maps image with MV News Illustration added

This multi-residence development sits across the street from Columbia Christian School and is adjacent to the educational institution’s accessory parking lot. Both dwellings under construction share a fifteen-foot common wall. The homes are on individual lots and can sell separately. Each 1,000-square-foot house has a covered front porch. The entryway leads into a living room with a gas fireplace. The “C” shaped kitchen sits in the center of the home, with a dining nook in the portion of the home that pushes towards the neighboring attached house. A hallway leads past a pantry and laundry closet to the back of the home. The middle of the building has a ten-by-eleven-foot bedroom and a full bathroom. Designers created the “Owners Suite” at the back of the houses with an attached ensuite.

380 NE 91st Avenue and 384 NE 91st Avenue

The completed houses are listed for under $400,000 but have not sold yet. A current rental listing for the homes is asking $2,750 per month. The new units just starting construction will likely feature the same finishes and list for a similar price. NE 91st Avenue is a quiet street adjacent to a school, and the building’s single-floor layout would support people with mobility issues. Anyone looking to buy or rent in this area will eventually have four new residences to choose from.

Update May 18th, 2024: Work is nearly complete on the duplex at 388 and 392 NE 91st Avenue.

Update March 7th, 2025: Realtors have the 392 NE 91st Avenue listed for just under $390,000 and 388 NE 91st Avenue sold in February for $380,000.

Article and photos by

Jacob Loeb

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Construction, Demolition, New Residence

Deconstruction and Development on NE 91st

Exterior work is wrapping up on a pair of connected homes at 380 NE 91st Avenue and 384 NE 91st Avenue. Demolition crews are actively deconstructing the 1925-era single-family residence next door at 400 NE 91st Avenue. The developer of these related projects, FX Homes, will replace that structure with two single-story townhouses.

This multi-residence development sits across the street from Columbia Christian School and is adjacent to the educational institution’s accessory parking lot. Each dwelling under construction shares a fifteen-foot common wall, forming an “H” shaped duplex. The homes are on individual lots and can sell separately. Each 998-square-foot house has a covered front porch. The entryway leads into a living room with a gas fireplace. The “C” shaped kitchen sits behind that, with a dining nook in the portion of the home that pushes towards the neighboring connected house. A hallway leads past a pantry and laundry closet to the back of the home. The middle of the building has a ten-by-eleven-foot bedroom and a full bathroom. At the back of the houses, designers created the “Owners Suite” with an attached 3/4 bathroom.

380 NE 91st Ave and 384 NE 91st Ave nearing completion

Interior work on the buildings under construction should conclude in the next few months, with the homes hitting the market sometime this year. After workers remove the nearly 100-year-old house, crews will begin working on the next townhouses. When completed, four new residences will have replaced a single-family dwelling while blending into the scale of the neighborhood.

Original house at 400 NE 91st Ave mid-deconstruction

By

Jacob Loeb

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Construction, New Residence

First of Two Common Walls Coming to NE 91st

Work is underway creating a pair of connected homes on previously undeveloped land at 400 NE 91st Avenue. The new property owner recently split off the side yard from the 1925-era house, making two new lots with an address of 380 NE 91st Avenue and 384 NE 91st Avenue. Each parcel will soon support mirrored single-story dwellings that connect along a fifteen-foot common wall. The developer, FX Homes, has applications to deconstruct the original 1,328-square-foot structure and replace it with another pair of one-level units.

Illustration added to Portland Maps image

The “H” shaped connected buildings both contain two bedrooms and two bathrooms. Each 998-square-foot house has a covered front porch. The entryway leads into a living room with a gas fireplace. The “C” shaped kitchen sits behind that with a Dining nook to the side, fitting in the portion of the home that pushes towards the neighboring connected house. A hallway leads back past a pantry and laundry closet. The middle of the building has a ten-by-eleven-foot bedroom and a full bathroom. At the back of the homes, designers placed the “Owners Suite” with an attached 3/4 bathroom.

Each residence is mostly 15 feet wide with a gabled roof. The architect added window projections along the sides of the buildings, breaking up the long rectangular structures. These compact homes are designed for single-level living and would accommodate a person with limited mobility. The homes are adjacent to Columbia Christian School‘s parking lot and across from a row of classrooms for that school. With a smaller footprint, these houses could be more affordable and attract a different buyer than other recent projects that cater to a high-end housing market. Expect to see the first two buildings taking shape soon, with demolition and more construction occurring in the coming months.

By

Jacob Loeb

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Construction, Demolition, History, New Residence, Property Sale, Renovation

Two Townhomes Join 1925 House

The new owners of a 1925 era home at 400 NE 91st Avenue recently demolished a detached garage on the property, making way for two new townhomes. The 100-foot by 100-foot wide lot is across NE 91st Avenue from Columbia Christian School and abutting the campus’s northeast parking lot. Crews will remodel the original home during the site’s redevelopment.

Google Maps view of 400 NE 91st Avenue

The 1,328 square foot building at the site is part of the original four dwellings built on this block nearly a century ago. The single-story home wore the address of 102 East 91st Street N before Portland’s Great Renumbering of 1931-1933. The removed garage was not original to the property.

1928 Sanborn Map – 102 East 91st Street N

FX Homes bought this site in October of 2021. They now propose the construction of two single-story townhomes on the southern half of the property. The low-slung scope of the development will match the stature of surrounding homes in the area. Houses on this segment of NE 91st Ave are effectively situated within the Columbia Christian School campus, creating a unique residential atmosphere with street activities tied closely to the school’s schedule.

Although early in the process, redevelopment of this site appears to take queues from the existing architecture in the area and respect the scale of the neighboring properties. By retaining a classic Portland home, the developers should appease preservationists while adding more housing to the neighborhood. Look for increased construction work at this site later in the year and the creation of two new homes.

By

Jacob Loeb

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Construction, New Residence

Spacious House Construction on 72nd

UPDATED – Construction progress pictures added. Original Story from September 22nd, 2020

A new three-level house, located at 1430 NE 72nd Ave, is under construction. In what will likely become the largest house on the block, this five-bedroom house will have around 2,500 square feet of living space.

The driveway to this new home slopes down to a tuck-under garage. Inside, to the left of the garage is a hallway leading to the stairway up to the main floor. Off the hallway is a door to the lower level living area. Rooms on this floor have labels such as a recreation room, wet bar, and bedroom five. However, this area is essentially a separate one-bedroom apartment, with a private full bathroom, washer/dryer, and exterior entrance.

The main floor is several feet above the street-level, requiring a flight of stairs to get up to the covered front porch. The porch extends two-thirds the width of the house, stopping at the garage door. Inside the front door, there is an L shaped stairway leading upstairs. To the right is the Great Room with a fireplace on the south wall. In the back right corner of the room is a Dining area. Although it is not walled off, the Dining area has 6-inch by 6-inch posts defining the room’s corners. A box beam ceiling further defines the space. A substantial 10-foot wide sliding glass door opens from the Dining area onto a fourteen by ten foot raised back deck.

To the left of the Dining area is the Kitchen, arranged in an L shape. Creating the boundary to the Kitchen is a large island with bar seating. The half bathroom sits in the back right corner of the main floor. Enclosed by double glass doors, bedroom four is on the front left side of the main floor. It is ideal for a home office instead of a bedroom, but has a closet and counts towards bedrooms.

The top floor has two standard sized bedrooms on the left side. They share a full bathroom located at the top of the stairs. A laundry room is off to the right of the stairway. The master suite occupies the right half of the top floor. The bedroom portion is fourteen feet square and is topped by a tray ceiling. Beyond the bedroom is a double vanity on one side and soaking tub on the other. The ensuite area extends back further to include a toilet room, shower, and a large walk-in closet.

In some ways, this large modern craftsman home attempts to blend into the neighborhood through architecture. It features a hip-roof, decorative dormer window, and other attributes to match the neighborhood’s aesthetic. However, its size will make it a unique fixture on the street. It looks to be an impressive house with a high-end home buyer in mind.

Construction, Demolition, New Residence

House on Split Lot off Washington

8739 SE Washington Street recently split into two lots, allowing for the addition of a new single-family residence. That new house will face SE 88th Ave and should have an address on that street.

The existing 1947 era house will remain on the site. Removal of the existing detached single-car-garage will be necessary to make way for the new structure. A ten-foot-wide sewer easement is a requirement of the lot division. It will run along the side of the original house from Washington Street to the back lot.

UPDATE – Demolition permit 20-180023 is under review with the city. It seeks to demolish the detached garage in preparation for building a new single-family residence.

Original story posted July 20, 2020