A 146,888-square-foot retail property in Happy Valley has changed ownership.

CBRE arranged the sale of the property located at 11800 SE 82nd Ave. The property is physically attached to, but legally separate from, the 1.4 million-square-foot Clackamas Town Center regional mall.

CBRE’s Dino Christophilis and Daniel Tibeau represented the seller in the transaction. According to Clackamas County records, the seller was identified as Seritage Growth Properties, based in New York. The purchaser was a private investment group based in Houston, Texas. The purchase price was not disclosed.

After Sears vacated in 2018, DICK’S Sporting Goods partially backfilled the building in 2019, opening for business in October 2020. The remainder of the 146,888-square-foot building remains vacant, including two 15,000-square-foot ground-level retail areas, and a 64,400-square-foot upper-level commercial area, both formerly occupied by Sears. The buyer will look for new retailers to fill the vacant areas.

The post Happy Valley retail property has new owner appeared first on Daily Journal of Commerce.

Happy Valley’s first regulated affordable housing development is underway.

Good Shepard Village will have 143 affordable homes, including 35 Permanent Supportive Housing and 15 units prioritized for veterans who have experienced homelessness.

The approximately $60 million development was funded in part by Metro Affordable Housing Bonds. About $18.3 million of the bond will go toward the project.

Director of Community Development and Housing at Catholic Charities Travis Phillips said the entire property at 12596 SE 162nd Ave. in Happy Valley is 11 acres; seven of them are developable, the remaining slope down to Rock Creek, which they plan to maintain as greenspace.

Still, with 7 acres available, Good Shepard Village will be Catholic Charities’ largest development to date.

The 143 units will be spread out over three buildings designed by MWA Architects. The two buildings on the west end of the site will be identical three-story structures with two- and three-bedroom units. The third building will be four stories and hold all the studio apartments, plus a few two-bedroom units.

The property will include a large community room, play areas, courtyards, garden beds and an outdoor cooking area, as well as 219 parking spots.

Phillips said while the development is large, “it’s about the same amount of work for 50 units as it is for 140.”

In addition to the buildings, the project is extending Southeast Skyshow Place by roughly 856 feet. Crews with Walsh Construction recently ran about 2,150 feet of storm mainline and 1,770 feet of sanitary mainline under where the road will go.

Good Shepard Village is one of several other developments transforming what had been a rural area. Directly across the street from the site is a 71-lot development for Pleasant Valley Villages, and down the road is a 38-lot development.

Drew Andersen, a superintendent at Walsh Construction, said they have been in close contact with the other development teams to ensure deliveries are not road-blocked or crucial construction activities, such as concrete pours, are not impacted.

The land Good Shepard is on was donated to Catholic Charities by John Brockamp, co-founder of Brockamp & Jaeger General Contractors, and his family in 2012. Up until the start of construction in late March, the Brockamp Family had a single-family residence on the property.

Phillips said with the growth Happy Valley has seen, the scale of this development felt right and was the site’s best use.

The project is slated for completion in late 2023.

The post Happy Valley’s first affordable housing development gaining steam (VIDEO) appeared first on Daily Journal of Commerce.

A new retail venue in Happy Valley is nearly ready for tenants.

Happy Valley Crossroads East is being built on a 6-acre lot at the northeast corner of Southeast Sunnyside Road and 172nd Avenue – directly east of the existing Happy Valley Crossroads anchored by Fred Meyer. This new, six-building center will have 60,720 square feet of tenant space.

It’s the seventh retail center Gramor Development has brought to the Sunnyside Road corridor. For every 3,000 homes in a development plan, a shopping center anchored by the likes of Fred Meyer, Safeway or New Seasons can be supported, said Gramor’s director of leasing, Marc Strabic.

Roughly 30 years ago, the developer’s only retail venues in the area were Sunnyside Plaza and Sunnyside 205. But Happy Valley’s population has since climbed to more than 23,000 people with a median household income upwards of $125,000, . That enabled development of Sunnyside Marketplace, Sunnyside Village Square, Happy Valley Town Center and Happy Valley Crossroads.

Currently, approximately 28,000 housing lots either exist or are planned under Happy Valley’s development plan, Strabic said.

A number of retailers – including Stickmen Brewing Co., Willamette Valley Vineyards and Domino’s Pizza – have signed for space in Happy Valley Crossroads East, according to Gramor’s website.

“We really noticed that Happy Valley is becoming a big draw in the suburbs,” said Carissa Cook, development manager for Willamette Valley Vineyards.

The winery will open its third off-site tasting room, as well as a restaurant, at the new center. Happy Valley was selected in part, Cook said, because some customers already reside there and because the area is a little farther than other Portland-metro areas from Oregon wine country.

Strabic said he’s seeing more retailers and restaurateurs consider suburban opportunities because there’s less competition and consumer bases already exist.

Willamette Valley Vineyards’ 3,563-square-foot space will feature an outdoor seating area, and Stickmen Brewing’s space, on the opposite side of the lot, will as well. Outdoor dining options are being constructed in response to the COVID-19 pandemic, Strabic said.

Happy Valley Crossroads East was designed by LRS Architects and built by CSI Construction. The center can hold 20-25 tenant spaces depending on how suites are split – currently, slightly more than 70 percent have been leased, Strabic said.

The project team expects core and shell construction to wrap by the end of the year. Then spaces will be turned over to tenants in January.

“As fast-growing as (Happy Valley) is, it’s going to continue to grow for a decade or more,” Strabic said.

The post More commercial space for a growing metro area appeared first on Daily Journal of Commerce.

Clackamas County officials were disappointed in 2008 when financing fell through for an effort to rehabilitate the Easton Ridge Apartments, an affordable housing complex in Happy Valley.

Today, they’re relieved.

“It was a blessing in disguise,” said Trell Anderson, executive director of the Housing Authority of Clackamas County. “It allowed us to take a much broader scope with the project.”

The $9 million project, expected to start next month, will involve replacement of the siding, windows and ventilation systems of Easton Ridge’s 12 buildings, which were built in the late 1980s.

Additionally, new foundation drains will be installed, and the terrain around the buildings will be changed to improve water drainage; as it stands now, water flows toward the buildings rather than away from them.

Originally, only siding and windows were going to be replaced. But when the bank that was financing the project, Washington Mutual, went out of business, the county conducted more tests on the complex, Anderson said, and found a number of other problems.

“It’s a much, much better project now,” he said. “It became pretty apparent that replacing the siding and the windows was just a very small percentage of what needed to be done.”

The problems with Easton Ridge stem from a combination of age and construction defects, according to Bhavna Kumar, project manager for Walsh Construction, the general contractor for the improvement project.

The buildings, developed by Bowen Development Corp., have deteriorated because of poor-quality siding; a nationwide lawsuit was filed in 2006 against the company that supplied the siding for the complex, according to Anderson. Clackamas County, which bought the complex in 1996 and converted it into affordable housing, received a small settlement from the suit.

Additionally, Easton Ridge was constructed so that water gathers around the buildings’ foundations, which has resulted in leakage and mold problems, Kumar said.

“Workmanship has a lot to do with it,” she said. “A little more care could have been put into the details. The fact that some of the areas were designed so that water was floating toward (the buildings) instead of away – that should have been known back then. That’s not good practice.”

The project also will improve Easton Ridge’s courtyard areas. Two existing ponds don’t get much use, according to Mary Bradshaw, a project manager for the county. Play structures will replace the ponds; 40 percent of the housing units have school-age children in them, Bradshaw said.

“Having a place where they can actually go and play and hang out will be really important as well,” she said. “We’re going to redo them so they are actually usable for our folks.”

Tenants, however, say the county has waited too long, according to Ruth Geislinger, who has lived at Easton Ridge for three years.

“A lot of people are angry about the timing,” she said. ”You have to catch (mold) at the right time; they think it should have been done sooner.”

Because she lives on the ground floor, Geislinger said she will have to remove all of her belongings so that construction crews can investigate her apartment for mold. However, she does not mind, she said, because the work will greatly benefit Easton Ridge as a whole.

Other tenants are worried about how the project will affect parking. The first phase will involve replacement of all parking garages and covered areas that line the outside of the property. As such, tenants will no longer be able to reserve parking spots, according to Chris Couch, who also has lived in the complex for three years.

“My wife and I think it’s just really unfair,” he said. “Everyone should have their own designated area where they can park.”

Couch admitted that he hadn’t heard about plans to replace building envelopes. He said he knows about the garage aspect only because fliers were posted and added that many residents are unaware of the project’s overall scope.

However, Anderson said a series of informational meetings were held for tenants to learn about the project. Additionally, once construction starts, the county will assign someone to specifically reach out to residents on a daily basis, he said.

County officials believe the project will greatly benefit tenants and the county.

“The investment is that this is a long-term asset,” Bradshaw said. “We’re stabilizing the property to have it and operate it for a long time.”

The post Affordable housing project moves forward with broader scope appeared first on Daily Journal of Commerce.

A trio of spaces in a Happy Valley strip mall are being renovated by from designs by . Two of the spaces, totaling 6,900 square feet, will be combined to house the Clackamas County Crisis Care Center, while a tenant is being sought for a 2,900-square-foot space. Workers are installing new interior walls, ceilings, lighting and flooring. The project began in October and is expected to be completed this month.

The post Crisis care center moving into Happy Valley strip mall appeared first on Daily Journal of Commerce.

Portland-based Scott | Edwards Architecture is designing the new $3 million Happy Valley Public Library.

The firm was awarded the project in mid-May after an open request for proposals process. The firm also conducted a feasibility study for the project preceding the RFP process.

The library will be renovated from the 12,000-square-foot Oregon Trail Elementary School Annex building, to which 5,500 square feet will be added. The library will include an expanded general collection, an Internet and media resources area, reading nooks, meeting rooms and a large children’s library. The main reading room will be oriented around a nearby natural habitat area, providing forest-like views from within the library.

“We’re just getting our ducks in a row,” said Joan Jasper, project architect with Scott | Edwards Architecture. “Now we are going to flesh out the design and schematics throughout the rest of the summer.”

Jasper described the firm’s approach on the project as sensible and simple. The new space will accommodate the program, the existing space and the budget, she said.

The construction work on the project will be bid in November. Completion of the project is tentatively set for September 2011.

The post Happy Valley library design under way appeared first on Daily Journal of Commerce.

When regional government Metro marks areas for development, communities often face financial obstacles to getting property developed. So when Metro made $3.5 million available to help plan for growth, 23 applications worth $6.4 million came in.

The screening committee recommended that 15 of the applicants get all the money they asked for, and that another two get a smaller amount, Metro announced this week.

Six would get no money. The Metro Council will make the final decision June 10.

The city of Happy Valley, in Clackamas County, got good news and bad news from the recommendations.

One request was for $105,000 to complete planning work on 32 acres near Interstate 205 for the Eagle Landing mixed-use development. The committee didn’t recommend any grant money go to that project.

Another Happy Valley project, the industrial pre-certification study for the Rock Creek Employment Area, was recommended for the full $32,600.

That project will get large tracts of land ready for industrial development by getting them qualified for a state certification process, said Michael Walter, economic and community development director for Happy Valley. State officials would direct developers to certified industrial sites, including those in Happy Valley.

“In this case, it’s not necessarily shovel-ready, but it’s development-ready,” Walter said. Developers would still need to improve streets and bring sewer and water lines to the site, he said.

But the early work, including identifying parcels of at least 20 acres and agreeing to rough prices with the owners, would make the process easier. “Basically, a company comes in and says, ‘these are my needs for land and services,’ and we say, ‘here’s the certified site and here’s the binder on it,’ ” Walter said.

Eagle Landing would still move ahead without a Metro grant, said Jason Tuck, Happy Valley’s city manager. “If they do not fund it, we’re going to work with the developer to see if there’s other ways we can help out,” he said.

But there aren’t a lot of similar pots of money available, Tuck said. “It’s limited funding.”

The committee recommendations would give $485,000 to a project that would create an employment-focused transit-oriented-development district along the Portland-to-Milwaukie light rail line.

Typical transit-oriented development looks at residential mixed-use projects, said Steve Iwata, planning supervisor with the city of Portland. The grant would help tailor the concept to an industrial area.

“(Industrial sites) are typically one-story buildings, maybe two, with lots of parking,” Iwata said. “We’re looking at a little higher density and the fact that we’re in a constrained environment to begin with.”

Given light-rail and streetcar access, the corridor could require less parking than other employment areas, Iwata said. “That’s one of the assumptions we’ll need to test,” he said.

The largest grant application, Washington County’s Aloha-Reedville study, would receive only a fraction of the money requested. The recommended $442,000 would still place the project among the biggest grant recipients, but it’s a far cry from the $2.3 million applied for.

Andrea Vannelli, senior planner with Washington County, said it’s too soon to look at other ways to fund the study, which would direct development to areas best suited for each use. Metro’s chief operating officer, Michael Jordan, will make his final recommendations to Metro Council a week before its June 10 meeting.

“Now we’re at a point where it looks like it could materialize,” Vannelli said. “We’re certainly willing to refine (the study).”

If the money doesn’t come through, county planners would look for ways to move the study forward to a point where the work wouldn’t be lost if the project were put on hold temporarily. “Those are exactly the kind of things we’d want to work at some more,” Vannelli said.

The post Metro committee gives glimpse of grant winners appeared first on Daily Journal of Commerce.

The post Grants ready land for building appeared first on Daily Journal of Commerce.