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Old Posted Feb 16, 2012, 9:15 PM
zilfondel zilfondel is offline
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Originally Posted by tworivers View Post
For reference, I took these shots today.

Future site of the Payne, Miss/Failing. It'll be on both lots north of Pistils.
Actually, its kind of tough to imagine a 4-story building next to Pistils. Kind of an odd neighbor for a chicken coop. I cannot believe the magnitude of change that's happened along Mississippi... especially considering that there has been no development even 1/2 a block from the street. The city must really have restricted zoning in the area to the area along the main street only.

Unfortunately, that will also limit the kind of density Portland needs to grow.
Old Posted Feb 17, 2012, 6:39 AM
eeldip eeldip is offline
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its R2.5 off of mississippi, and there have been many duplexes and corner lot subdivides among the single family homes. the williams/vancouver couplet is only a few blocks east, and interstate a few blocks west.

these two streets will very quickly resemble belmont/hawthorne/division in terms of density. perhaps a bit denser, as there are more undeveloped lots.
Old Posted Feb 17, 2012, 6:47 AM
RED_PDXer RED_PDXer is offline
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All this new mixed-use development is exactly what most cities around the country lust after. It takes a liberated zoning code to let developers get urban development of this kind going. Kudos to the City of Portland for seeing it through.
Old Posted Feb 22, 2012, 4:54 PM
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MarkDaMan MarkDaMan is offline
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The Glee! seriously...wtf

Coming soon to Northeast Portland: the Glee! Apartments
The Glee! Apartment building is one of many small, market-rate apartment projects going up right now in response to the high demand for rental housing in our fair city. It will have 33 units of studio, one- and two-bedroom units.

make paradise, tear up a parking lot
Old Posted Feb 22, 2012, 5:33 PM
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Old Posted Feb 22, 2012, 9:08 PM
maccoinnich maccoinnich is offline
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They're Lima Height adjacent.
Tech savvy, at-risk youth

Old Posted Feb 25, 2012, 12:51 AM
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This would be SO good for St. Johns. And God would I love to see that hideous facade removed regardless!

John's/Brad's/Dad's - that's how some people still refer to the tavern in St. Johns Plaza. That all might change if Risa Davis' plans for a new hotel and bistro come through.

In North Portland, a St. Johns tavern could be restored to former life as a hotel
Published: Tuesday, February 14, 2012, 5:53 PM Updated: Tuesday, February 14, 2012, 6:45 PM
By Cornelius Swart, Special to The Oregonian

St. Johns revitalization is looking more like historic restoration.

A month ago I reported that ACE Hardware was moving onto North Lombard Street, bringing back a hardware store after a decadelong absence.

Now the talk of the town is that real estate agent Risa Davis and husband Bret are making a move to purchase John’s Tavern, 8602 N. Lombard St., and restore it to its former life as The Central Hotel.

Last week property owner Lok Shing So, who's owned the building for the last six years, accepted Davis' purchase offer. Davis now has a limited amount of time to get a business plan and financing in place before she can close the deal.

Davis’ vision is to tear off the tavern’s faded Atomic Era facade and add two floors, expanding the building from 6,900 to 27,000 square feet.

“I think the original facade is under there,” said Davis, who believes the building dates back a century and hopes to restore its clapboard and cast iron finishes. “It’s more expensive but I’m passionate about restoration.”

Davis specializes in historic properties. She also serves on the St. Johns Main Street Economic Restructuring Committee.

The plan is to bring a brewpub or bistro to the ground floor and locate a hotel on top that could attract people visiting the nearby University of Portland or industrial business clients currently served by the La Quinta on U.S. 30 in Northwest Portland.

John’s Tavern has changed hands three times in the last five years. It's also been known as Brad’s and Dad’s. Situated on the St. Johns Plaza, at the entrance to the St. Johns Bridge, it has to be one of the most important locations in the community. Yet for years the building has been a tavern and in the past a magnet for police calls. From 2003 to 2008 the building averaged 15 calls for police a year, which is above average for a bar.

(Go to this 2008 posting from when Dad’s closed and you’ll see in the comments the sentiment that has pervaded the neighborhood for years.)

“I’ve been saying, someone has to do something with that building to make the rest of St. Johns fall into place,” Davis said. “So we’re stepping up to the plate.”

The project still has a lot of hurdles to clear. But people already seem thrilled about the prospect of a change.

“I’ve had police officers throw their arms around me and give me a hug,” Davis said. “Everyone has just been so excited about it.”

More community news on our North Portland blog

make paradise, tear up a parking lot
Old Posted Mar 15, 2012, 1:27 AM
redbeard redbeard is offline
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Originally Posted by Mr. Walch View Post
The Portland Design Commission gave its final approval to the Milano Apartments yesterday. It is a 6 story, 60 unit work force housing building at 1st and Multnomah in the Lloyd/Rose Quarter area. The architects is Ankrom Moisan and the developer is Civitas. I think I heard they are planning to start construction the 6th of January.
They definitely have started on this - drove by today and it was all fenced off with work going on. Just up Multnomah on the other side of I5 from the Rose Garden. The site was previously a surface parking lot. Pic from Ankrom's website:

Old Posted Mar 15, 2012, 2:23 PM
twofiftyfive twofiftyfive is offline
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An apartment building proposed for Southeast Division and 37th leaves neighbors unhappy


“Allowing an 82-unit building without parking is a dangerous precedent,” said Jordan Lanz, who lives four blocks from the site.
This is what we're up against in this city--people who think building housing without off-street parking is a bad idea (Lanz is a board member of the Richmond Neighborhood Association, btw).
Old Posted Mar 19, 2012, 4:05 PM
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2 new housing projects in Hollywood have neighbors worried about parking
POSTED: Friday, March 16, 2012 at 02:09 PM PT
Daily Journal of Commerce BY: Lindsey O'Brien

With a 2.9 percent vacancy rate, Portland’s Hollywood District is ripe for development of rental housing. Developer Creston Homes and Myhre Group Architects are teaming up for a couple of 47-unit apartment building projects in the district – Hollywood Apartments is now under construction and 41@Tillamook Apartments is in the permitting phase.

For the latter, developer David Mullens of Creston Homes is planning to replace a surface parking lot and a commercial building on Tillamook Street between 41st and 42nd avenues with a four-story apartment building. The project is expected to not only meet a growing need for rental units, but also for an aging population.

But some residents are concerned that the two projects – within just a few blocks of each other – will result in more traffic and constrain parking in an area that already lacks it.

“Parking and traffic in this part of the city is dicey at best,” said Jo Schaefer, chairwoman of the Hollywood Neighborhood Association. “There will be overflow and some angry neighbors; that’s just the way it’s going to go.”

However, for 41@Tillamook, the project team is hoping to attract a mix of “transit-friendly” tenants – career-starters who bike or use the 42nd Avenue MAX station three-tenths of a mile away; and older residents who do not have cars. To accommodate this tenant blend, the design calls for a public bicycle work station as well as a laundry list of accessibility features to accommodate people with disabilities.

“I think Hollywood is a great little neighborhood and you don’t need a car,” Mullens said.

He initially envisioned an even larger building for the site, which is directly across from the Multnomah County Library on Tillamook Street. But the cost of excavating a basement on the city right-of-way was prohibitive, according to Mullens, so the project was reduced from five stories to four, with approximately 23,000 square feet of residential space.

Even at a smaller size, 41@Tillamook will cost more than other Creston Homes developments, Mullens said, although he did not disclose an estimate. Universal design goals – an elevator, in particular – added to the price tag.

“It’s definitely more expensive than what we’re used to doing, but (universal design) is something we want to start doing more of anyway,” he said. “That neighborhood right there in that spot is the perfect place to start.”

City Commissioner Amanda Fritz, a member of the Portland Commission on Disability, said there is a definite need for more accessible rental units.

“Finding living space is one of the biggest challenges for people – even those who can afford to pay more can’t find accessible units,” she said.

Dozens of features planned for 41@Tillamook would increase livability for disabled residents and visitors, although Myhre Group principal Don Sowieja said that aspect of the design is still in its early stages.

In its application for transit-oriented development tax abatements, which requires developments to include “public benefits” such as accessibility features, the project team lists nearly 50 universal design features that may be included, such as lever handles – rather than twisting doorknobs – throughout the building; interior spaces wide enough to accommodate wheelchairs; and height considerations for light switches, plugs and other controls.

The tax abatements also require that some of the units are available to people earning 60 percent of the area’s median family income. Ten of the units at 41@Tillamook will meet the affordability standards, with preliminary rent estimates ranging from $648 for a studio; $670 for a one-bedroom unit; and $800 for a two-bedroom unit.

Hollywood District residents continue to wonder, however, whether their new neighbors will actually move in without cars.

“We want more housing; it will be nice to have more people living in the neighborhood,” Schaefer said. “At the same time, it just somehow feels like it’s not very well thought out. More people are going to be driving into the neighborhood, and we’re left with a bit of a puzzle because there is already a lack of parking.”

make paradise, tear up a parking lot
Old Posted Mar 21, 2012, 12:10 AM
philopdx philopdx is offline
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31-unit apartment complex planned for Southeast Division Street

POSTED: Tuesday, March 20, 2012 at 03:53 PM PT
BY: Lee Fehrenbacher
Tags: multifamily, Urban Development Partners

Urban Development Partners is planning to build a 31-unit mixed-use apartment complex at 3339 S.E. Division St. The project will feature units 420 to 570 square feet and bike storage in lieu of vehicle parking. (Rendering courtesy of THA Architecture)

One way to build apartments for a reasonable price is to simply make them smaller.

At least that’s the plan behind Portland-based Urban Development Partners’ newest project: a four-story, mixed-used apartment building at 3339 S.E. Division St.

“There is quite a bit of larger-unit product in the area, much of which Joe Weston built years ago, so renters already have options in inner east side for larger units,” Eric Cress, a UDP principal, said via email. “We are filling the need for smaller units, for singles and couples, which is not currently being satisfied by the existing inventory.”

The 31,000-square-foot building will feature 31 studio or one-bedroom apartments. Though those units will be market rate, they will range in size from 420 to 570 square feet. In addition, the building will have four small office spaces and ground-floor retail space.

Cress said he couldn’t comment on whether the company had already leased those commercial spaces, but he expressed confidence that the project would work because of the success of two other UDP projects in the neighborhood: a 24-unit, mixed-use apartment building at 3810 S.E. Division St., and a 13-unit, mixed-use apartment complex at 3103 S.E. Division St. Both buildings are generally remaining fully leased.

Gary Winkler, managing broker at Winkler and Dupont Real Estate Services, believes the project can succeed.

Gary Winkler, Managing broker at Winkler and Dupont Real Estate Services

“There’s really not anything all that new over there that’s reasonable,” he said. “I think with construction costs being what they are, I would believe that it’s probably a product that’s in need. As long as they can keep the price point for the rentals down, they’re going to do quite well.”

UDP wouldn’t say the cost it anticipates per square foot; however, the average price in the area is approximately $1.10 per square foot for one-bedroom apartments, and approximately $1.55 per square foot for studio apartments, according to the Portland State University Center for Real Estate’s most recent quarterly report on multifamily properties.

Gerald Mildner, the center’s director, said he formerly lived near Southeast Division Street and that he thinks the corridor is following in the footsteps of the Hawthorne area.

“(Southeast Division) is a market that changed in the 14 years that we lived there …” he said. “Over time, more and more of those single-family rentals became owner-occupied, and the market prices appreciated very rapidly. And that in turn has led for the periodic construction of some pretty high-end apartment and condo projects.”

Late last year, the Beverly Condominiums – a 54-unit, Class A building in the Hollywood District – sold for $29 million, according to the PSU report. Other 30-something-unit, inner-city Portland apartment complexes have sold consistently for approximately $3 million, according to research by Winkler and Dupont. UDP purchased its Southeast Division property in May 2011 for $645,000, according to Portlandmaps.

UDP isn’t the only developer showing interest in the area. News broke last week that Miami-based Urban Development Group is planning to construct a four-story, 82-unit apartment building at Southeast Division Street and 37th Avenue.

That project drew fire from neighborhood residents because the plan doesn’t include parking. Neither does UDP’s plan for the 3339 S.E. Division St. project.

“We have met with the Richmond Neighborhood Association and I would say that there is a pretty consistent concern among single-family dwelling owners about parking,” said Neeley Wells of UDP. She added that the company plans to work with neighbors to address those worries.

Robin Wilcox of THA Architecture Inc., the project’s designer, said the facility will have 45 bicycle spaces inside and 10 spaces outside.

Allen Field, Richmond Neighborhood Association co-chairman, said the group has not taken an official stance on the project; however, parking is a contentious issue.

“Some people welcome the new restaurants and businesses on Division; some people are in favor of the increased density along transit corridors like Division, while others are not; and often, the nearby neighbors express their concern about the impact on parking and livability when these buildings do not provide parking, which they’re not required to do,” he wrote in an email. “Division is certainly going through a lot of changes.”

Wilcox said the building will feature flow-through planters for stormwater management, low-flow and high-efficient appliances, and green rooftops. He said the team is targeting a Leadership in Energy and Environmental Design platinum rating.

The exterior facade will feature a mixture of stucco and fiber cement materials, as well as patios that open up onto Southeast Division Street. Wilcox said the building will wrap around an interior courtyard.

“That is to deal with the mass of the building, but also to bring light and air into the units so that most units have two sides that have operable windows,” Wilcox said.

Wells said UDP plans to tear down a former scooter repair and retail shop on the property so that construction can start. The company recently filed for a building permit, and Wells said it hopes to begin work by June.

Mildner said rising rental prices were making studio and one-bedroom apartments an increasingly attractive option in Southeast Portland.

“It’s ripe for this kind of thing,” he said.
Old Posted Mar 21, 2012, 1:52 AM
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^ Nice. Replaces 2 one-story, mid-century houses (albeit one has been converted to commercial). I'm really liking what UDP has been doing for Division. I'm not a fan of the current obviously-designed-on-computer architecture movement, kinda' reminds me of Tetris blocks, but definitely welcome in my opinion.

As for the Weird Bar location (Division & 37th), I haven't seen a rendering, but the density and bike parking is welcome as well (I live in the neighborhood).
Old Posted Mar 21, 2012, 3:28 AM
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420 to 570 square feet is an excellent size for a studio, especially if the space is laid out well. My current loft is 580 square feet, and it's awesome, size wise, but my previous lofts actually felt bigger even though they were 515 sq/ft and 480 sq/ft. It's all about the windows and the shape of the space.

Something else to keep in mind: smaller spaces are far more likely to attract urbanites who choose to live car-free. I'm one of them.
Old Posted Mar 21, 2012, 5:25 AM
davehogan davehogan is offline
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Originally Posted by 2oh1 View Post
420 to 570 square feet is an excellent size for a studio, especially if the space is laid out well. My current loft is 580 square feet, and it's awesome, size wise, but my previous lofts actually felt bigger even though they were 515 sq/ft and 480 sq/ft. It's all about the windows and the shape of the space.

Something else to keep in mind: smaller spaces are far more likely to attract urbanites who choose to live car-free. I'm one of them.
I had 380 sqft in San Diego, and it wasn't that bad. It would have been nice to have more, but for the price in the neighborhood I can't complain too much.
Old Posted Mar 27, 2012, 2:53 AM
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Apartments on SE Division, right next to Whiskey Soda Lounge and across from Pok-Pok.

Old Posted Mar 27, 2012, 3:52 AM
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Couch and 6th:

Old Posted Mar 28, 2012, 6:31 AM
philopdx philopdx is offline
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New McMenamins development in NE:


McMenamins proposes boutique hotel in North Portland
POSTED: Tuesday, March 27, 2012 at 12:50 PM PT
BY: Lee Fehrenbacher
Tags: McMenamins

McMenamins is considering a plan to convert a historic Masonic lodge in North Portland into a 46-room boutique hotel. Mount Hood Masonic Lodge No. 157, located on North Commercial Avenue, has been vacant since a 1982 arson wreaked havoc on the interior. (Photo by Sam Tenney/DJC)

McMenamins is looking into the possibility of turning an old, burned-out Masonic lodge in North Portland into a boutique hotel.

Mount Hood Masonic Lodge No. 157 is at 5308 N. Commercial Ave., adjacent to McMenamins’ Chapel Pub. The company envisions joining the two properties by converting the paved parking lot between them into a lush garden with an outdoor spa, a garden bar and a sitting area.

Mario Espinosa, an architect with Ankrom Moisan Associated Architects, said the concept is subject to design review and public input. A pre-application conference is scheduled for April 11.

The 16,245-square-foot building was constructed in 1923 and is listed on the National Register of Historic Places. It was designed by Sutton and Whitney, a once notable Oregon architecture firm, and stands out in the neighborhood with a Colonial Revival-style brick facade. And like other McMenamins properties, its history has flair.

Old Posted Mar 31, 2012, 6:32 PM
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Old Posted Apr 2, 2012, 11:37 PM
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Prescott Apartments to break ground with new 115 unit building along North Portland's Interstate Avenue
Published: Monday, April 02, 2012, 2:50 PM Updated: Monday, April 02, 2012, 4:04 PM
By Cornelius Swart, The Oregonian

With Portland's tight rental housing market continuing to push new construction projects, Sierra Construction of Washington has announced it will break ground on the 155-unit Prescott Apartments on North Interstate Avenue and Prescott Street on Wednesday, April 4.

The $29 million project will have 98,000 square feet of studio, one-bedroom and two-bedroom apartments and 9,500 square feet of ground floor retail space. The U-shaped building will be five stories with one six-story wing along Interstate. It will sit directly across from the Prescott Street MAX light-rail stop. The building will have 111 parking stalls.

Developer Prescott Apartments LLC expects units to rent from $900 to $1,800 a month, depending on the size.

The building joins a handful of mid-rise buildings in the corridor including, the subsidized Killingsworth Station project completed last year.

Suzy Tangen of Sierra Construction believes the area is well positioned for continued growth.

"We think it’s an underserved market," Tangen said. "It's right on the light rail line in an attractive, upcoming neighborhood. It's only three stops from the downtown core."

The company is also building a New Seasons Market about a mile to the east on North Williams Avenue.

Sierra originally bought the block bordered by Interstate, Prescott, Skidmore Street and Maryland Avenue in 2008, shortly before the collapse of the real estate market. The land was subsequently sold to Prescott Apartments LCC. A group of single-family homes that occupied the block were used as practice houses for Portland Fire and Rescue in 2009.

The building should be complete in early 2014.

Find more community news on our North Portland blog.

make paradise, tear up a parking lot
Old Posted Apr 14, 2012, 11:02 PM
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6th and Couch 4-14-2012:

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