Tag: Provision Investments

Construction, New Residence February 19, 2025April 6, 2025

SE Clay Townhomes Underway

Heavy equipment recently leveled the 35-by-100-foot lot at 8416 SE Clay Street, which has remained vacant for years awaiting development. In 2021, Provision Investments purchased the property, intending to construct a three-story apartment building containing nine residences. That multifamily project never broke ground, and in 2023, the owner listed the project for sale with city-approved building permits. By February 2024, the ownership team converted the project to a four townhome development. In late 2024, the group used Middle Housing Land Division (MHLD) to place each unit on individual lots without needing a condominium-style homeowners association.

*_{SE Clay St looking east from SE 84th Ave}*

The builders will construct the four townhomes on a gravel-covered and partially paved segment of SE Clay Street. A shared walkway will provide access to the back residences. The three off-street homes will offer residents around 920 square feet of living space, with the street-facing unit slightly larger at 1,000 square feet. The City addressed the two-story townhomes as 8416 SE Clay Street, 8418 SE Clay Street, 8420 SE Clay Street, and 8422 SE Clay Street. MHLD documents show the builders will add 35 feet of sidewalk to the front of the property. The sidewalk area creates a six-foot-wide pedestrian path set back seven feet from the new curb. In the space between the sidewalk and curb, crews will construct a three-foot-wide planter with stormwater inlets to collect rainwater from the street.

*_{Site Map form LU 24-037194 Middle Housing Land Division Proposal}*

The developers of this property will need to relocate the City’s water main, which is currently running under the future sidewalk segment, to a path under the road. They must also pave 20 feet of the street in front of the development. This work will not dramatically transform SE Clay Street, which has no adjacent sidewalks or curbs. Provision Investments will be the first developer to contribute modern shared infrastructure on this block. However, this is the first step towards improving these substandard streets. The City mandated infrastructure updates are costly for developers and sometimes prevent home builders from taking on a project due to the added expense.

*_{Foundation and main floor joists, April 2025}*

This project faced many delays and transformed over the years, trying to find a path to construction. Having crews working on the townhomes after four years of awaiting the right conditions may signify Portland’s recovering housing production market. A recent progress report on middle housing production in Portland indicates the Residential Infill Project (RIP) and the Residential Infill Project Part 2 (RIP2) have successfully encouraged developments like these townhouses on SE Clay Street and many other locations in Montavilla.

Article and photos by

Jacob Loeb

Construction, New Residence May 18, 2024June 6, 2024

5 Townhomes on NE 91st Sloped Lot

Update: Construction is underway on five new townhouses at 750-758 NE 91st Avenue. Crews completed wall framing and recently installed the gable roof trusses, defining the structure’s shape. The project is owned by J&I Properties, a Limited Liability Company (LLC), which took ownership of the property in March. Provision Investments transferred the property into the LLC, and its president is one of the three owners of the new company. His development business, Provision Group, is managing the project. Provision has built several projects in Montavilla over the last few years, including apartment buildings and other townhouses. Expect construction to continue through the summer.

Article originally published October 14th, 2024

In September, the townhouse development planned for 716 NE 91st Avenue received approval for an Adjustment to increase the allowable building coverage on the site. Since first submitted in April, the number of residences planned for this project has reduced from six units to five townhomes. The lot features a significantly sloping grade that requires stairs for resident access and a base support structure to level the building.

*_{Sitemap from Land Use Notice of Decision LU 23-035826 AD}*

This undeveloped lot remained after the previous owner created two duplexes on the southern portion of the property. Those four homes fronted on NE Irving Street completed construction in 2019. After four years of sitting vacant, Provision Group submitted building permit applications for the new homes and shared site improvements on this open land. The builder required an Adjustment to zoning codes because this property’s Residential Multi-Dwelling 1 zone only allows a maximum building footprint coverage of 50%. This 4,900-square-foot lot allows building coverage up to 2,450 square feet. However, the builder proposed a footprint of 2,792 square feet, which is 57% of the land area.

The Bureau of Development Services (BDS) approved this increased footprint because the project would meet all other zoning standards, including maximum building height and minimum building setbacks. Staff also felt that approval would encourage development fitting the scale of surrounding structures that are one and two stories. The developer could have reduced the footprint of the building and created a third floor to achieve the same living area. That would have made the massing taller than its neighbors, overwhelming the scale of other homes in the area.

*_{Elevations from Land Use Notice of Decision LU 23-035826 AD}*

The Bureau of Environmental Services (BES) initially opposed the Adjustment request out of concerns for sufficient stormwater management, but the developer submitted more documentation alleviating those arguments. The only other opposition came from residents concerned over the lack of onsite parking along a slender street. However, Portland Zoning Code no longer requires off-street parking anywhere in the city.

Building permits in Portland take months to process, pushing this project’s groundbreaking into 2024. Expect to see work begin next year after this housing infill project receives approval. The complexity of the site topography will likely extend the foundation portion of the project. Still, it should otherwise follow construction schedules similar to other developments of this size seen throughout the neighborhood.

Article and photo by

Jacob Loeb

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Construction, New Residence February 15, 2024

SE Clay Apartments Become Townhomes

Plans have changed again for the 35-foot wide lot at 8416 SE Clay Street. Provision Investments purchased the property in April 2021 after the previous owners split it from the parcel to the west. In early 2022, the new owners proposed a nine-unit, three-story-tall apartment building. By March 2023, the owners listed the property for sale with approved plans to develop the multi-family housing. On February 1st, Provision Construction changed course and filed building permit applications to construct four two-story townhouses at the site. Address changes to reflect the four residences are pending.

The four townhomes are planned for a gravel-covered, unimproved segment of SE Clay Street. Three homes will offer around 920 square feet of living space, with the remaining unit slightly larger at 1,000 square feet. A shared walkway will provide access to the back residences. The city has addressed the additional townhomes as 8418 SE Clay Street, 8420 SE Clay Street, and 8422 SE Clay Street. Permits have the development sharing a single property, but a Middle Housing Land Division filed after construction begins could create four distinct properties for each new home.

*_{Unimproved segment of SE Clay Street, the property is located on the right side behind the taller hedge}*

These homes will not support attached garages, and the site lacks room for onsite parking. Its location near SE 82nd Avenue makes it a good location for transit riders, but the absence of sidewalks and paved roads makes it challenging for non-drivers. When permits are approved, construction could begin as early as this year. However, this site has taken years to develop, and it may take a few more years before new neighbors can move into the homes.

Article and photos by

Jacob Loeb

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Construction, New Residence May 23, 2023October 14, 2023

Six Townhomes on NE 91st

On April 26th, Provision Investments purchased the undeveloped lot at 716 NE 91st Avenue and filed paperwork to increase the lot coverage from 50 to 55.6 percent. This request will facilitate the construction of six new two-story townhomes on this site. This sloped lot remained after the previous owner developed two duplexes on the southern portion of the property. Those four homes fronted on NE Irving Street completed construction in 2019.

This property is zoned Residential Multi-Dwelling 1 (RM1), allowing a 1:1 Floor Area Ratio (FAR). It allows a maximum building coverage of 50% to incentives developments that gradually blend the characteristics of adjacent residential homes and denser multi-family housing. The total interior usable space of all the homes built here would need to total 4,900 square feet or less unless granted bonus FAR for affordability. This application represents an early proposal for development and will likely change based on the results of their adjustment to lot coverage restrictions.

The recent application revealed that Provision intends to create six new “townhome style residential condos” on the 50 by 100 foot lot. This language indicates the townhomes reside on a single property and will require a Home Owners Association (HOA) to manage the shared space. However, newer rules created by the Residential Infill Project could allow each home to have its own lot and obtain street access from a pathway easement. Development of this project could take six months to a year. Anticipate construction occurring in 2024.

Update October 14th, 2023: The townhouse development planned for 716 NE 91st Avenue received approval for an Adjustment to increase the allowable building coverage on the site and changed to a five townhome project.

Jacob Loeb

Property Sale March 30, 2023

Unbuilt 9 Unit SE Clay Street Project for Sale

Provision Investments is seeking a buyer for its 35-foot wide lot at 8416 SE Clay Street. The offer includes permitted plans for a three-story nine-unit apartment building. The project, proposed in 2022, could provide three studio and six one-bedroom residences ranging in size from 358 to 505 square feet. The property’s purchaser could opt not to build the planned multifamily building. However, the sellers priced it as a development-ready project, financially incentivizing a new owner to construct it as proposed.

This undeveloped lot was previously attached to 8406 SE Clay Street before its sale in April 2021. The proposed multifamily building would have featured a communal bike room and internal trash facilities. The Real Estate Flyer for the listing show plans supporting an internal stairwell with most units accessed from interior hallways. Permits and listing documents do not mention onsite parking, and at just 3,500 square feet, there is likely insufficient space to support automobile storage. This segment of SE Clay street is an under-improved road with no sidewalks or curbs, limiting curbside parking in this area. However, residents could utilize the 72 TriMet bus line within 900 feet of this apartment building.

Those interested in taking on this development should contact Darryl Bodle II with Keller Williams Realty at 503-709-4632. Property details are available on Zillow, including some building plans and site photographs. Any future work on this project will likely wait until the current owners sell this property. However, the development of this vacant Residential Multi-Dwelling zoned lot is all but certain.

Jacob Loeb

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Construction, New Residence January 10, 2023August 17, 2023

6 Townhouses Proposed for SE Division and 76th

A recently purchased wooded lot at SE 76th Avenue and Division Street may soon host six new two-story townhouses. This 4,233 square foot parcel at 2401 SE 76th Avenue originally served as the side yard for the 1950-era home to its south. Five of the six residences will have an entrance facing SE Division Street, with doorways opening onto a recently created TriMet FX2 bus platform. One unit is positioned with the front door on SE 76th Avenue.

Provision Investment Inc purchased this property in September 2021. It has changed hands twice since then and is currently owned by Montana Investments, a Limited Liability Company (LLC). That LLC has a single member, Andrey Bolokhovskiy, who also owns Provision.

For this site to support six homes, the developer may need to remove most or all of the trees on the property. That could significantly change the appearance of the corner and further transform SE Division into a constantly urban Street. This location will not offer onsite parking or curbside parking due to its proximity to a bus stop. However, housing in this location will have access to fast public transit right outside the front door of each new home. The permit applications still need to be approved, and the project could change before work begins. If approved, expect construction to start in the second half of 2023.

Update – The approved permits for this development show plans to retain nearly all trees along SE Divisions Street. Documents list the addresses of these homes on SE 76th Avenue instead of split between SE 76th and Division. The article has been updated to reflect those changes.

Jacob Loeb

Construction, Demolition, New Residence January 8, 2023March 30, 2023

24 Apartments on NE Hoyt

Work is underway on two apartment buildings located in a dead-end section of NE Hoyt Street. Concrete crews recently completed the foundation for both three-story buildings. The 12 unit structures are mirror duplicates of each other, with their construction occurring simultaneously. However, each multi-family development will reside on separate lots owned by different companies.

Provision Group bought this property in September 2020. At the beginning of 2022, demolition crews removed the duplex at 9022-9032 NE Hoyt Street a year after applying for the permit to raze the 1959-era single-story building. Soon after crews cleared the property, the developer spit it into two new 50-foot by 95-foot lots. In July 2022, the owner sold each lot to separate Limited Liability Companies (LLC). D&B Properties LLC now owns 9050 NE Hoyt Street, and Hoyt Development LLC owns 9060 NE Hoyt Street. Provision’s owner, Andrey Bolokhovskiy, is a partner in the two new LLCs.

The buildings offer a total of 24 units up to 689 square feet in size, accessible through exterior stairwells. Each building has one set of stairs facing the street and a second set on the side of the structures accessed through a walkway between the buildings. Residents on the upper floors will have access to balconies from within the units. A development of this size will likely require new sidewalk and curb construction in front of both buildings. However, the properties on either side of this project lack modern street-side infrastructure, so the new pedestrian path will be underutilized until future redevelopment creates connections to the sidewalk.

Rental pricing is unknown at this time, but this could become workforce housing in a section of Montavilla recently seeing new density development. These apartments will provide homes for people just one block from NE Glisan Street and the number 19 TriMet bus. The Gateway Transit center is also within walking distance. This project exemplifies the type of middle-housing solutions required to meet Portland’s expanding demand for new residences.

Updated (March 30th, 2023): Added new pictures showing project’s progression.

Jacob Loeb

Construction, New Residence March 27, 2022March 25, 2023

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.

Jacob Loeb

Construction, New Residence February 14, 2022March 25, 2023

9 Unit Building Planned for SE Clay

Last April, Provision Investments purchased a 35-foot wide lot located east of 8406 SE Clay Street. The new owner intends to construct a three-story-tall structure containing nine residences. The new multifamily building will feature a communal bike room and internal trash facilities.

The project’s site contains one small shed but is otherwise undeveloped. Permit application 22-110546 did not mention onsite parking. However, at just 3,500 square feet, there is likely insufficient space to support automobile storage and nine residences. A significant number of driveways and poor pavement connotations limit curbside parking in this area. This segment of SE Clay street is an under-improved road with no sidewalks or curbs.

In the last few decades, developers added several new single-family homes along this street without installing sidewalks or curbs in front of their properties. Smaller developments in Portland can pay the Local Transportation Infrastructure Charge (LTIC) instead of building sidewalks. It prevents short segments of unconnected pedestrian paths and focuses developer money towards whole street improvements. In June 2020, Portland City Council expanded LTIC to cover multifamily buildings containing up to four units. This Clay Street project is over the limit and will likely need to create 35 feet of sidewalk and repair the roadway directly in front of the property.

Although this development may seem removed from transit options, it is just one block away from bus options on 82nd Avenue and near the bike-friendly SE Mill Street. Residents of these apartments may find the under-built infrastructure challenging. However, the project offers additional housing options that will meet the needs of some Portlanders looking for homes.

Jacob Loeb

Construction, Demolition, New Residence June 16, 2021

Apartment Complex on NE Hoyt

Developers will soon build twenty-four apartment units on NE Hoyt Street, creating greater housing density near a transit corridor. The proposal splits these homes between two multi-story buildings on a 100 foot-wide lot. A previous demolition permit seeks to remove the duplex currently at the site. The project is across a dead-end street from Gracelyn Commons, a fifteen-house development in phase two of construction.

A recent permit application reveals plans for a three-story building with twelve apartments. The application references another unannounced building next to it featuring an inverted layout. “New 12 unit 3-story apartment project at 9022 NE Hoyt st. Mirror image to apartment complex at 9032 NE Hoyt.” Provision Group bought this property in September of 2020 and has yet to demolish the existing homes on the property.

The design of the apartment complex is not yet public, and the issue of onsite parking is undetermined. The project’s designer, Bayard Mentrum Architecture, is currently working with the same developer on a nine-unit apartment near 8115 SE Yamhill Street. Other twin building developments in the area share a common center pathway between the two buildings. The designer may use a similar space-saving approach to this project. It is also possible to create tuck-under parking with a shared center driveway, although that sacrifices a considerable amount of habitable space. For this reason, many modern apartment projects reduce onsite parking capacity, particularly when near public transit options.

Located at 9022 NE Hoyt Street, these apartments are within walking distance from the Gateway Transit Center and joins other density-focused developments in the area. Up to now, Gateway area development has occurred east of I205. This northeast corner of Montavilla offers many of the same enticing transportation options that attract high-capacity housing across the freeway. This project on NE Hoyt Street is likely the first of many such apartment projects coming to the area.

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