Tag: infill

4 New Townhomes on NE 74th

The new owners of a single-family residence at 423 NE 74th Avenue will soon remove the 100-year-old building. In its place, the developers will create four new townhomes in an area of NE Montavilla seeing substantial development. This 5,000 square foot lot sits next door to a recently completed apartment building and across NE 74th Avenue from the proposed affordable housing complex breaking ground next year.

Riverside Carpentry bought the 900-square-foot home in April of 2022. A month later, they applied to demolish the house and detached garage. In mid-September, the developer submitted building permit applications for a project consisting of four two-story townhomes. Each residence will reside on its own lot. Plans do not call for onsite parking for this project.

Image from Portland Maps

This infill development joins other recent high-density housing centered around NE Glisan street west of NE 82nd Avenue. Similar projects are underway at 432 NE 73rd Avenue and 319 NE 75th Avenue. Although the Mt Tabor Villas building on NE 74th Avenue predates Metro’s purchase of the former Trinity Broadcasting Network (TBN) location, other recent developments seem centered around the future low-income housing complex. Even before the construction began at the TBN site, the message from officials was clear. Density housing is the future for this area.

Within a few years, many more people will reside off NE Glisan Street. The added residents should boost nearby businesses, and the late-night activity could deter some malicious activities in the area. Eventually, other properties on the surrounding blocks will have economic pressure to convert to residential or mixed-use, bringing in even more people and businesses to the area. NE Glisan will take years to mature, but current building trends indicate that change is already underway.

423 NE 74th Avenue after it sold in April 2022

New Townhome addresses

  • 451 NE 74th Avenue
  • 453 NE 74th Avenue
  • 455 NE 74th Avenue
  • 457 NE 74th Avenue

Four Townhomes on SE 78th

Construction crews recently completed framing work at 725-731 SE 78th Avenue. Soon, roofers will cover the hipped-roof, and glaziers will install the numerous windows. Once the exterior of the building is sealed up, workers will focus on the interior finishings of the four new townhomes.


Article originally published April 22nd, 2022.

Work is underway preparing 705 SE 78th Avenue for the addition of four new townhomes. Each of the two-story units contains a pair of bedrooms above with a bonus room on the main level. The original 1940s home will remain on its own lot with only minor modifications to the breezeway-attached garage.

GPB Development purchased the property in 2019 and began permit work in late 2021. A lot line adjustment will split the property into a north and south half. The owners walled in the garage door that had opened onto the alley. The new townhouses will now block vehicle access from the south. Recently, excavation crews added new large diameter gravel to the alley to support the heavy equipment accessing the construction site.

Image from Google Maps

Each new home features a similar floor plan. However, the street-facing residence differs subtly. That townhouse has an inverted layout compared to the other three units, and its doorway faces east. Residents access the other homes from the north. Plans call for a spacious entryway, full bathroom, and den with double doors at the front of the main floors. The back of the units combine an open kitchen and a living room. The second floors have two bedrooms with walk-in closets. Designers compartmentalized the shared three-quarters bathroom located between the bedrooms. Residents can close off the toilet or shower from the central double vanity room, maximizing the concurrent use of that space.

Site map showing unit placement on lot with paved pathway and back patio

The City assigned address 725-731 SE 78th Avenue to the new townhouses, numbered from west to east. A small staircase from the street leads to a walkway that guides visitors to the front of each unit. Large sliding glass doors open onto a covered back patio space adjacent to the alleyway.

The architect employs several design elements that obscure the scale of this development. A shared hipped-roof and street-facing door on the first unit gives the appearance of a single-family residence. Recessed doorways hide the number of entryways, and consistent porch rooflines tie the whole building together. Looks for foundation work to begin soon, with principle construction occurring this summer.

Demolition on NE Holladay Street

In March, Riverside Carpentry purchased 8225 NE Holladay Street and now plans to demolish the 100-year-old single-family residence. A second demolition permit seeks to remove the detached garage and shed simultaneously. The property is adjacent to the Don Pedro Mexican Food restaurant on 82nd Avenue and outside the residential section of Portland’s Comprehensive Plan Map. Consequentially, the permits are not subject to a 35-Day Demolition Delay.

In the early 1900s, the property housed a small cottage on the land with an original address of 2049 Holladay Ave. Ivan Swift purchased that home sometime after 1911. According to the Sunday Oregonian, the Swift family celebrated the birth of their daughter at that home on September 5th, 1918. Sometime late in the 1920s, the Swifts updated the house, installing a sewer line and running water.

2049 East Holladay Ave Sanborn Maps 1924

The two-bedroom, one bathroom, 489-square-foot home’s real estate listing shows very few updates over its 100 years. However, it has received at least one addition at the back of the building, expanding the structure. The property is now zoned Commercial Mixed Use 2 and could support a variety of medium-scale redevelopment. Projects in this zone generally support four stories, except in locations where bonuses allow up to five levels and offer a mixed commercial and residential use.

Expect demolition crews onsite in the next few months. Workers will also remove the driveway’s curb cut, cap the sewer, and fill the basement cavity. Look for updates when the developer submits building permits for the replacement structure.

Three Townhouses on SE 93rd

This week Sunstone Homes submitted permit applications to construct three townhouses near SE Division Street and Interstate 205. The proposed townhouses will each contain four bedrooms and an attached single-car garage. Demolition crews will remove the existing 1944-era single-family home at 2421 SE 93rd Avenue to make room for the new two-story units.

The 63-by-75-foot lot has enough room to comfortably support the proposed homes, each with 1500 square feet of living space. The designers will provide two full bathrooms and one half-bath for each townhouse. 

SE 93rd Avenue ends in a cul-de-sac near SE Division street, but pedestrians have access to the adjacent Division TriMet FX bus line. That express transit system starts service in September. Additionally, the I205 Multi-use-path is across the street from this property, making these homes the ideal location for commuters regardless of their chosen mode of transportation.

Over the last five years, this block has seen substantial redevelopment. The pandemic delayed some of the larger projects. However, this recent proposal indicates that this area will continue to develop with denser housing options. If approved, expect work to begin at the end of the year or sometime in 2023.

Obscured 11 Townhouse Development

A planned development at 2321 SE 89th Avenue will add eleven new townhouses behind an existing single-family residence. The Land Use Review application indicates the property could soon support twelve homes with the new two-story units tucked behind the original single-story house built-in 1927. A five-food-wide paved walkway would lead to the townhouses from the street.

Additional onsite parking does not appear to be part of the application. However, the property is located 500 feet from SE Division Street, where the new TriMet FX 2-Division bus service will offer fast and frequent transportation. SE 89th Avenue is also a bike-friendly street with speed bumps to maintain slower automotive traffic.

This project provides near maximum density to the property while retaining the nearly 100-year-old home. Although the new construction is not invisible from the street, the design works to obscure the new townhomes from sight and maintain the visual continuity for the neighbors. If the land use is approved, the developers will need to secure building permits. The permitting process can take months to complete. Consequentially, work may wait until winter or sometime in 2023.

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.

New Home with ADU on Multnomah

The unique two-household development at 6975 NE Multnomah Street is nearing completion. The new structure replaces a detached garage that previously belonged to 1205 NE 70th Avenue before the developer divided the lot. Listed as a house with an attached Accessory Dwelling Unit (ADU), it splits 1500 square feet into an east and west half. 

Both units share a front porch, with the main house accessed off a side door to the west. Entering the primary home leads through an “L” shaped kitchen into a living room. A half bathroom sits tight to the shared center wall at the back corner of the main level. Two bedrooms on the second story divide the floor, with the larger one taking up the front. The smaller back bedroom is next to a three-quarters shared bathroom and stacked laundry closet.

The ADU unit on the east side has the living room at the front and a compact kitchen at the back of the home. The half bathroom is positioned in a mirror image to the one on the other side of the dividing wall. On the ADU’s second floor, Two bedrooms take a position at the front and back of the level. A full bathroom and stacked laundry closet occupy the reaming space on the upper floor. The blueprints for the building show both ADU bedroom closets as having 3′ 2″ raised floors. This configuration removes the closets from the floor area calculation and safely places the project’s total habitable space below the Floor Area Ratio (FAR) maximum for this project.

Designers of this home took steps to make the home’s exterior visually interesting. It employs a skillion and lean-to roof with several window projections. The gabled porch roof pushes forward towards the sidewalk slightly, providing depth to the entryway. This design hides the building’s boxy footprint and makes the small two-family home seem larger. Expect to see this property listed for sale within the next few months.

Infill House on SE 88th Ave

Framing work is underway on a new single-family residence between SE Stark and Washington streets on SE 88th Avenue. Two years ago, the new owners of 8739 SE Washington Street split the lot and requested permission to demolish the detached single-car garage. With that site preparation completed, crews recently began foundation work for the two-story house.

Located at 555 SE 88th Avenue, the new building features three bedrooms with two and a half bathrooms. Designers placed an efficient kitchen at the front of the house, with a combined living room and dining room occupying the back of the first floor. The architect centered a guest half-bath on the main level and placed the attached single-car garage to the south of the living space. A small covered back patio behind the garage allows for some outdoor seating.

On the home’s second floor, an Owner’s Suite spans the back third of the level. It has a vaulted ceiling, walk-in closet, dual vanity, and separate toilet room. Two standard bedrooms split the front of the house with a laundry room and full bathroom, filling the remainder of the second-story.

The square footprint of this infill home should look natural when complete. It reuses the existing driveway that once served the detached garage, and the house faces a different street than the original 1947 era building on the lot. Those design choices should blend the structure into the neighborhood’s esthetic without appearing cluttered. Look for construction to continue through summer with an eventual real estate listing sometime this year.

New Townhouses on Burnside

Update June 27th, 2022 – Construction crews are wrapping up work on a three townhome project at 7424 E Burnside Street. The two-story multi-family development replaced a single-family home while retaining a detached Accessory Dwelling Unit (ADU) built at the west edge of the lot.


Update March 15th, 2022 – Framing crews have completed work on the three townhomes currently under construction at 7424 E Burnside Street. The unit to the west features a steep gable roof similar in pitch to the neighboring accessory dwelling unit built in 2018. The other two homes share a low slop roof edged by a parapet.

Workers will next seal the two-story building from the elements with a roof system, windows, and siding. After that work completes, tradespeople will focus on the interior with the project’s expected completion later this year.


Update October 19th, 2021 – Demolition crews are actively deconstructing the single-family residence at 7424 E Burnside Street. When the property is clear of the 1949 era single-story home, work will begin on three new townhomes at this site. Another detached residential building will remain on the west portion of the property. Consequentially, crews will cap shared utilities near the old foundation instead of at the sidewalk, maintaining services at the other structure during construction.


Original article published September 20th, 2021

East Burnside Street could gain three new Townhouses just west of SE 75th Ave. Developers plan to raze a 70-year-old signal family dwelling at 7424 E Burnside Street, clearing the way for three new homes. An existing accessory building will remain on the property.

Work on the project could begin next month. On October 6th, the thirty-five-day demolition hold will elapse for the existing single-story building. Once cleared, the property will be ready for further development.

Permits submitted last Friday seek to build a trio of two-story townhouses on the lot. New residents of these homes will rely on street parking and other transportation options. The limited space on the lot does not allow for the construction of garages. In 2018, the property owners constructed an accessory structure on the western edge of the lot. That building will remain, adding a 4th unit to the property.

This proposed development is possible thanks to zoning changes made this summer by the Residential Infill Project (RIP). Portland planners believe these changes will create smaller homes that are more affordable for residents. Regardless of the final price of each townhouse, the lot will soon have space for two extra families. Many supporters of RIP hopped that buildings would be added to properties and not cause excessive demolition. However, as with this project, creating housing density will require the sacrifice of some older buildings. Expect to see demolition crews at the site later in the year.

Garage Demo on NE Multnomah Street

Demolition of a detached garage located on NE Multnomah Street near NE 70th Ave is proposed. Removal of this structure makes way for a property line split ahead of further development at this site. Provision Investments acquired this property in October of 2020.

The garage is currently part of the property at 1205 NE 70th Ave. Property line adjustment 20-214659 will split the lot, making a new property fronted on NE Multnomah Street. Permit application 20-223124 seeks to demolish the detached garage. This process is standard procedure ahead of developing a lot with infill housing.

NE Multnomah Street was previously an unimproved road. New asphalt covers this section of the roadway. However, the street has no sidewalks or curbs. The development of this corner lot has the potential to connect the existing sidewalk on NE 70th Ave with NE Multnomah Street. The developer also has the option to pay into Portland’s LTIC fund instead of creating a sidewalk.

The development of this property is a straightforward infill project with the lease impact on neighbors. The property already has two structures on it. Residential space will replace the garage, making for more effective use of land. Likely the existing 1928 era house will receive updates as part of the project, further enhancing this section of Montavilla.