Tag: Todd Spencer

Homes for Sale at Gracelyn Commons

After two years of development, three properties are for sale in Gracelyn Commons. These detached condominiums offer high-end design with a view of Portland. Once sold, work will continue on the remaining twelve residences planned for this project. The unbuilt houses are available for advanced sale, allowing for customized finishes.

Gracelyn Commons is the new name for the project previously referred to as 9000 Hoyt Street during construction. The three completed buildings comprise phase one of the complex. The developer, Todd Spencer, outlined the phased development in an August interview. A COVID-19 related backlog slowed the formation of a Home Owners Association (HOA) for this development, pushing back the listing dates for the three houses until now. Based on interest in the existing homes, Spencer could begin work on all the other structures immediately.

9023 NE Hoyt Street living room and balcony. Image courtesy Todd Spencer.

Crews constructed houses at the front of the developments first, preventing new homeowners from navigating an active worksite. However, with an accelerated building schedule on the other structures, Spencer explained that most disruptive construction could complete before families move in. “Most houses take two months to close. We could have the building envelope of a lot of the houses done while the closing is going on. So there would not be a lot of construction noise.”

Three completed homes. Image courtesy Todd Spencer.

Within the complex, builders use one of a few different floorplans for constructing the homes. Located at the front of the property, the most compact building on the site has its door leading to NE Hoyt Street. Unlike the other houses, it features only two bedrooms but gains a first-floor bonus room that would work well as a media room or home office. The other residences have three bedrooms and four bathrooms. In those homes, each bedroom has its own attached bathroom. Four of the unbuilt homes are planned as common-wall units, split between two structures. The other houses are freestanding single-family homes.

All houses have an attached single-car garage with an EV Charger hookup prewired. The developer will negotiate the installation of a specific charger based on the buyer’s needs. Every level of each home features nine-foot-tall ceilings. The extra horizontal foot makes the rooms feel spacious and open. Temperature control in the homes comes from Mini Split ductless systems placed throughout the house. They provide cost-effective and environmentally friendly comfort. For added energy efficiency and superior weather protection, a Thermoplastic Polyolefin (TPO) roofing membrane covers the rooftops.

9015 NE Hoyt Street bathroom. Image courtesy Todd Spencer

9015 NE Hoyt Street is the most affordable unit for sale in the development. It is also one of a kind, with no other unit like it at the site. It’s ideal for a small family or a couple who work from home. Having just two bedrooms and 1,051 Square-feet of living space, builders used several space savings techniques to make a highly functional home. The laundry closet accommodates a stackable washer and dryer. Showers and bedrooms are slightly smaller than the other floorplans. However, it still contains most of the high-end finishes utilized in the other buildings. The master bathroom features a standard showerhead with an additional rain-showerhead seen in the other attached bathrooms throughout the development. Tiled shower walls extend past the glass doors to cover the entire wall. A gas range with a microwave vent hood joins a stainless-steel dishwasher in the modern styled kitchen.

9017 NE Hoyt Street Kitchen. Image courtesy Todd Spencer.

9017 NE Hoyt Street and 9023 NE Hoyt Street both share similar layouts. However, the kitchen arrangement and cabinets are the most distinct difference between the two buildings. 9017 incorporates an island and dark woodgrain cabinetry. 9023 uses glossy white cabinets, and instead of an island, a countertop peninsula provides separation from the living room. Off of the living rooms are inset balconies that feature natural gas hookups for grills or outdoor heaters. Ten-foot wide sliding glass walls provide entrance to the outdoor living space, and storage rooms off the side provide offseason storage for deck items. At 1,404 square feet, they have room for side-by-side laundry closets on the top floor and communal closets on each of the three levels.

9023 NE Hoyt Street Kitchen. Image courtesy Todd Spencer.

The quality of these detached condominiums is unique for the area. Montavilla has similar developments with private access roads and a handful of buildings crafted in a modern design style. However, no other location in the neighborhood features the same combination of scenic views and high-end finishes. This location may suit the needs of people moving out of downtown but still wanting to live in the city. It is located close to mass transit and has easy freeway access, making it convenient for commuters. Look for new construction to begin again when the completed houses sell.

9017 NE Hoyt Street Master Suite. Image courtesy Todd Spencer.

To schedule a tour of the houses, contact Nancy Westermeijer by email at nancywestrealtor@gmail.com or phone at 503-689-7056. The properties are available now and viewable within a few hours of the request.

Phased Subdivision

Construction on the 9000 Hoyt Street Subdivision will happen in three phases. The first phase has multiple roles in the further development of this project. The soon to be completed buildings will test the housing market in this area and act as model homes for the remaining unbuilt houses.

The project developer, Todd Spencer, adopted the phased approach as a reaction to the pandemic. “We were a little nervous with COVID, and thought let’s just do three.” Said Spencer. Phased construction is a safe economic choice, allowing the sale of the first three buildings to help finance the remaining development. 

The three houses in phase-one will be on the market before the end of summer. They should sell quickly based on the current market. Like most new homes, the builder selected all finishes in the house. Buyers looking to style a new home to their tastes could opt for one of the subdivisions unbuilt units instead. Buyers of those units can customized flooring, lighting, bathroom fixtures, countertops, and kitchen cabinetry.

The next phase of construction will add four houses along the top of the retaining wall that runs along NE Irving Street. Those houses will have unobstructed views looking north. The final phase will add the two duplex buildings across the private road from the first three buildings. All the buildings, except for the front-most house, will share similar floor plans.

Every unit has 9-foot ceilings, three-panel doors, and each bedroom is a master bedroom with an ensuite. Outdoor decks are accessed through giant glass sliding doors and have natural gas hookups for grills, avoiding the need for propane tanks. Garages come pre-wired for electric car charging. Recessed-can lighting throughout the home keeps the ceiling line clean and unobstructed. Pendant lights over the kitchen island maintain minimal separation between the open floorplan while defining independent spaces. The kitchens use backsplash windows between the upper and lower cabinets, creating a modern design with natural light.

Hardie board, stucco panels, and vertical cedar work together to form the siding on the houses. Spencer selected mixed cladding and a varied color scheme to make these buildings project the modern design within the building. That design ethic incorporates some tradition with other bold choices. This subdivision’s style offers something different than what is immediately around the area and may attract buyers that generally would look closer to the central city. 

Despite the modern theme, the development retained part of its rustic heritage. At the front of the subdivision is a large tree that pushes into the street space. “the tree was a big deal,” said Spencer. Initially, the tree’s removal was needed to make way for the private road into the subdivision. However, Early in the development, the tree was granted a reprieve. Now the roadway snakes around the tree. That change forced the building fronted on the public-street to be smaller than the other buildings in the project. Bike storage and a community trash enclosure fill the space behind the tree, making the layout change beneficial.

Beyond saving old-growth trees, environmentally conscious rainwater management is a consideration for this site. The subdivision retains all rainwater on the property through a mix of Drywells and Pervious Pavers. The pavers create the private road’s surface. Their design allows rainwater to filter between the pavers and absorb it into the ground below. Four shared drywell will accept runoff from the fifteen homes’ gutters and let the water gradually release into the surrounding soil. Spencer admits that environmental concerns cost more, but he appreciates the value it brings to the community.

Originally this subdivision was not a flat lot. It slopes down to the northwest. A tall retaining wall holds back a mountain of soil used to level off the property. The height created by the wall allows for unique city views for the houses above. The wall’s engineering was substantial and caused many months of construction delays. “If I know what I was getting into, I might not have done it.” Said Spencer about building the wall. Ultimately, it has added another defining element to the subdivision that makes it different than many seen in Montavilla.

Todd Spencer stressed the inclusion of upgrades in building these homes. When choosing material, he opted for higher quality and better-designed finishes. The success of those upgrades will only be known when these houses become available for viewing, but they should be evident in the final product. Soon enough, both Spencer and the public will discover how well Montavilla supports this type of subdivision, and its success could bring more like it to the neighborhood.