Portland city officials have approved building codes that allow for the construction of single-staircase multifamily buildings up to four stories, but a requirement inserted at the insistence of fire authorities may make the code unworkable, according to interviews with multifamily experts.

Housing advocates have long championed the potential for single-staircase buildings to provide apartment and condo units in dense urban areas such as Portland.

“It lets you put multifamily buildings on smaller lots,” said Michael Andersen, director of cities and towns for the Sightline Institute, a Seattle-based nonprofit.

On Nov. 4, Portland Permitting & Development issued new code guidance allowing for single-staircase buildings as tall as four stories, in consistency with the updated 2025 Oregon Structural Specialty Code, which took effect Oct. 1.

The prior code allowed single-staircase buildings as tall as three stories, but a fourth story adds more density and, potentially, revenue-generating units, making more projects financially feasible.

The new rules allow for up to 4,000 square feet of total building footprint, with up to four units per floor, for a total of 16 units.

But some outside experts and designers are concerned that a condition meant to provide firefighters with a second point of access to an engulfed building will render plans impossible to construct.

The requirement calls for an unobstructed street width of 26 feet, not including shoulders or parking, and no overhead utility or power lines that would be within 10 feet of an aerial fire ladder extended from the street to a building’s roof.

That could prove a challenge on Portland’s narrow streets, according to interviewees.

“If they enforce this as written and don’t provide alternatives, it makes it almost impossible to find a site to build four-story, single-staircase buildings,” said Iain MacKenzie, a multifamily designer at TVA Architects and a noted local commentator on design and public policy.

Portland’s streets typically have little more than 20 feet of clear width after parked cars and shoulders are taken into account, MacKenzie said.

“All the other conditions (code officials) put on there are totally reasonable and workable,” he said. “But this one thing is a deal-breaker, and it’s not something you can solve by design — it just makes most sites unbuildable.”

A fire official defended the requirement, saying it’s necessary to preserve two access points for firefighters.

“The fact of the matter is a single stair is already a concession to the construction and development industry to maximize livable space on maybe a constrained lot,” said Tom Walsh, assistant fire marshal for Portland Fire & Rescue. “This is already a concession. This is us working with the industry to come up with innovative solutions, but we’ve got to maintain firefighter and occupant safety for fire code.”

The requirement is an “an extrapolation of the existing code language,” Walsh said.

The fire concerns are real — no one wants to go back to the days when entire cities burned down. But housing advocates argue buildings are much more fire resistant than they used to be.

“We required sprinklers, which have been extremely effective at fire prevention, along with modern cladding, fire separation and all the rest,” Andersen said.

The single-staircase discussion filtered down from the International Code Council after several cities approved taller single-staircase buildings. Cities such as New York City, Seattle and Honolulu allow six-story single-staircase buildings, something Andersen said he’d like to see in Oregon.

“We don’t want the only way to add apartments to a block to be to completely transform it,” Andersen said. “We want there to be attractive, family-sized housing sprinkled through neighborhoods.”

A double-staircase design tends to force architects into a design with a long corridor, with a staircase on each side, resulting in units that have windows facing only one direction, MacKenzie said. Think of a hotel.

Housing advocates say single-staircase buildings result in more corner units, and more multiple-bedroom units.

“The single stair is the international standard,” said MacKenzie, who hails from Scotland.

Designers of some smaller projects have found solutions to fire access. Two projects designed by QUAD Architects on Southeast Division Street have no aerial access because of power lines and other obstructions, but they were allowed to build with a large roof hatch and a ship ladder. However, both of those projects are only three stories.

The hatch-and-ladder design requires a fairly flat roof, so firefighters can walk atop it, said Armin Quilici, co-founder and partner of QUAD Architects. The hatch-and-ladder solution, he said, was “pretty simple to do.”

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Affordable housing and Lake Oswego might seem to be a contradiction in terms, but in one of Oregon’s most expensive and exclusive suburbs, officials broke ground Wednesday on a small apartment project dedicated to providing units at below-market rates.

A few dozen dignitaries and industry officials busted out ceremonial golden shovels for El Nido, a 55-unit development on Boones Ferry Road near Lake Oswego’s Lake Grove neighborhood.

The $32 million project is Lake Oswego’s second affordable housing project funded by Metro bonds. The first, Mercy Greenbrae at Marylhurst Commons, was completed with 100 units in May 2024.

“I’m very pleased that this project is in Lake Oswego,” Clackamas County Commissioner Ben West said. “Affordable housing sites should be distributed throughout the county.”

Metro purchased the site in 2023 from the city of Lake Oswego for $2.3 million. Before that, the parcel had long served as construction staging for the Boones Ferry Road project, Lake Oswego Mayor Joe Buck said.

Using the land for affordable housing is “life changing, and it’s the most impactful thing we could do,” he said.

Construction commenced after developer Hacienda Community Development Corp. successfully legally challenged a decades-old 25-foot setback requirement from an adjacent road that severely constrained the site’s buildable area.

“I thought, we’re going to be left with a dining room table in the middle,” joked Ernesto Fonseca, chief executive of Hacienda CDC. “Clearly, that’s not going to work.”

The building will outlive today’s troubled times, he said, noting “so much persecution of minorities in this country.”

“This will pass,” Fonseca said, while the building will continue to provide affordable housing well into the future. “This will be here for a long, long time ahead.”

El Nido’s design team is a partnership of Mackenzie and Access Architecture. Colas Construction is serving as general contractor alongside subcontractors including J.A. Mechanical and SOS Exterior Remodeling.

Andrew Colas, CEO of Colas Construction, recalled that Hacienda CDC first hired the Black-owned contractor in the late 1990s. Hacienda took a chance on Colas Construction for a project with two six-unit buildings when Colas had not yet tackled a project that large, he said.

“There was always an RFP written that said you shouldn’t try,” Colas said, referring to a request for proposals.

Colas said he had worked with the subcontractors on increasing their capacity to take on bigger jobs, including co-signing for a line of credit in one case.

El Nido — Spanish for “The Nest” — is part of Metro‘s drive to build thousands of affordable housing units funded by the $652.8 million regional housing bond passed by voters in 2018. The regional government is on track to build 5,600 affordable housing units, well above the initial goal of 3,900 homes, Metro Councilor Christine Lewis said.

“We’re overdelivering,” she said Wednesday. “We’re killing it.”

Ten units at El Nido will provide permanent supportive housing with services for residents. One apartment, to be used by the property manager, is not a regulated affordable unit, leaving El Nido with 54 affordable units.

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Oregon Gov. Tina Kotek has established a new state office to support housing production and enforce housing production laws.

The Housing Accountability and Production Office (HAPO) stems from legislation enacted in 2024. The office will bolster housing production by creating a more predictable regulatory environment and providing resources to local governments, the governor’s office stated in a news release on Tuesday.

HAPO can be a “missing catalyst” to boost housing production, Kotek stated.

“My North Star is for every Oregonian to be able to afford a home,” she stated. “Our economic prosperity depends on it. I believe that we can get this done. And, it is still a monumental task. Many counties, cities, and builders have leaned in to tackle this generational crisis, and the state should do everything possible to make it easier.”

HAPO is a joint office of the Department of Land Conservation and Development and the Building Codes Division, which is part of the Department of Consumer and Business Services.

The office will offer technical assistance but also enforce state housing production laws by investigating noncompliance and working with local governments to address issues. The office will also work to identify state resources for developers and local governments, and conduct research on housing production.

HAPO is jointly managed by Joel Madsen and Tony Rocco. The new office was created by Senate Bill 1537 in 2024.

“The Housing Accountability and Production Office will serve as a bridge between our local government partners and our housing developers and builders across the state,” Rocco stated. “We have the tools to support collaboration on the foundational goal we all share of building more safe, efficient and cost-effective housing for all Oregonians.”

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Project name: Sequoia Crossings

Location: Salem

Completion: January 2024

Size: 51,943 square feet

Cost: $17,184,488

Owner/Developer: Salem Housing Authority in collaboration with Enterprise Community Partners

Architect: Pinnacle Architecture

Interior Designer: Pinnacle Architecture

Engineers: AKS Engineering, Froelich Engineers, Sazan Group

General Contractor: LMC Construction

Submitting Company: LMC Construction

Other Key Participants: Housing Development Center, Oregon Housing and Community Services, Enterprise Community Partners, Mid-Willamette Valley Community Action Agency, City of Salem, Low-Income Housing Tax Credit Program

Subcontractors: All Trades, Ambrose Glass, B & T Striping, Bell Gutter, Carlson Roofing, Cedar Landscape, Civic Construction, Environmental Works, Frontier Metal Fabrications, Halsey Design, Home Insulation, IM Construction, Jet Industries, Knife River Corp. Northwest, KO Construction, Lanz Cabinets, Life Rax, Merit Contractor of Oregon, National Precast, Northside Electric, Northwest Door & Supply, Northwest Masonry Restoration, Outdoor Play & Amenities, Patriot Fire Protection, Pilot Development – US Mailboxes, Pioneer Sheet Metal, Precision Countertops, Standard TV & Appliance, Steven Waldroup Construction

A new permanent supportive housing complex in Salem is transforming lives for formerly homeless residents while setting a standard for innovative design and comprehensive services.

Sequoia Crossings, located at 2950 Broadway St. NE, offers 60 units designed specifically for individuals transitioning from homelessness to stable housing. The complex includes 54 one-bedroom and six two-bedroom apartments, accommodating both individuals and small families.

What sets the community apart is its holistic approach; every aspect of the design considers the target population, according to the Salem Housing Authority, which developed the project in collaboration with Enterprise Community Partners.

The complex was developed using data collected from local homeless support organizations and during annual HUD Point in Time counts, revealing a high likelihood of residents owning pets and living with neurodevelopmental disorders.

Sequoia Crossings incorporates trauma-informed design principles throughout the facility. Each apartment door opens to a courtyard with open sightlines, addressing safety concerns shared by individuals with lived experience of homelessness who provided input during the design phase.

The design’s primary aim was to create a space that residents are proud to call home. The non-institutional appearance features varied roof lines, bright colors, and amenities focused on adults, including bean bag toss games, outdoor seating areas and ping pong tables. Elements that make it easier for individuals to bring a pet include dog agilitity courses, assigned pet relief areas and hard flooring. Residents have access to 24/7 on-site support services connecting them with medical care, addiction and mental health treatment, educational opportunities, employment referrals, and counseling.

The project represents a significant investment, with funding from multiple sources including $7.7 million from Oregon Housing and Community Services, $9.4 million in Low-Income Housing Tax Credits, $1.6 million in HOME funding from the City of Salem, and contributions from the Salem Housing Authority.

The development follows the Housing First model, which prioritizes stable housing as a foundation for addressing other social issues. Tenants receive subsidized rent through housing vouchers or Permanent Supportive Housing rental assistance.

The project’s success stemmed from collaboration between key organizations including the Salem Housing Authority, Housing Development Center, Mid-Willamette Valley Community Action Agency, and Enterprise Community Partners, who worked together to navigate challenges including rising costs and logistical complexities.

The project had a MBE/WBE/ESB participation rate of 11.24 percent.

“This project offers a safe and secure home and ensures access to essential health services, making it a model for future affordable housing initiatives,” noted Chris Duffin, LMC Construction president, in the project submission form.

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Project name: Las Flores

Location: Oregon City

Completion: May 2024

Size: 175,887 square feet

Cost: $46,313,735

Owner/Developer: Community Development Partners in collaboration with Hacienda CDC

Architect: Salazar Architects

Interior Designer: Salazar Architects

Engineers: Valar Engineering, Jet Industries, Tradesmen Electric

General Contractor: LMC Construction

Submitting Company: LMC Construction

Other Key Associates: Center for Public Interest Design, Clackamas County Housing Authority, Oregon Housing and Community Services, Oregon Metro, PLACE

Subcontractors: ACME Scenic and Display, All Trades, Ambrose Glass, Bridgeport Interiors, Cash’s Drapery, Creators, DE-EL Commercial, DeaMor Associates, Frontier Metal Fabrication, Frontier Roofing, GE Appliances, Great Northwest Gutters, Halsey Design, J&S Masonry, JB Insulation, Jet Industries, KO Construction, Kodiak Pacific, Lanz Cabinets, LaRusso Concrete, Lauzon Contracting, LJP Construction, Medallion Industries, Merit Contractor of Oregon, Northwest Masonry, Outdoor Play and Amenities, Pacific Landscape Services, Patriot Fire Protection, RECORP, Tapani Plumbing, Time Frame, Topline Counters, Tradesmen Electric, Ultra Quiet Floors, Universal Flooring & Interiors, US Mailboxes, VPI, Zavala

When residents walk through Las Flores, they don’t just see an affordable housing development. They experience a thoughtfully designed community centered around connection and well-being.

The seven three-story apartment buildings form a circle around a central park, creating a cohesive environment where families can thrive. This intentional layout preserves clusters of mature trees, adding to the park-like setting that includes walking paths, children’s play areas and a community garden.

Las Flores, a collaboration between Community Development Partners and Hacienda CDC, offers 171 affordable housing units for individuals and families earning 30 percent to 60 percent of the area’s median income.

From the earliest conceptual plans, Las Flores focused on the social aspects of housing. The development features numerous gathering spaces, from wider breezeways with small tables to a barbecue area with picnic tables.

What sets Las Flores apart is its Asset-Based Community Development approach, empowering residents to actively shape their living environment rather than implementing traditional top-down housing models.

The project addresses specific community needs by setting aside units for agricultural workers, supported by Agriculture Workforce Housing Tax Credits. Nine units are dedicated to individuals and families transitioning out of homelessness, with support services provided by Northwest Housing Alternatives and Hacienda’s Youth and Family Services division.

At the heart of the development stands La Casa Rosa, the community building that hosts workshops and classes. Bilingual and bicultural staff offer services including translation, financial education and workforce development.

Las Flores emphasizes sustainability with Earth Advantage Platinum certification. The development is all-electric, eliminating fossil fuels in building operations, and includes EV charging stations. Solar panels are already installed on the community building, with apartment buildings wired for future installation.

Beyond physical structures, the project integrates public art throughout the property, fostering pride and belonging among residents.

The minority contracting goal for Las Flores was 20 percent, but LMC Construction achieved an impressive 35.84 percent. This included 15.30 percent participation from Minority Business Enterprises, 18.86 percent from Women Business Enterprises, and 1.69 percent from Emerging Small Businesses. In addition, 92 percent of the subcontractors were based in Oregon, with one-third of that total based in Clackamas County where Las Flores is located. LMC collaborated with LatinoBuilt, the National Association of Minority Contractors-Oregon and Oregon Association of Minority Entrepreneurs, as well as other organizations, to identify and engage potential contractors.

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Project Name: Broadleaf Arbor

Location: St. Helens

Completion date: February 2024

Size: 253,674 square feet

Cost: $60,625,427

Owner/Developer: Community Development Partners in collaboration with Northwest Oregon Housing Authority

Architect: MWA Architects

Interior Designer: MWA Architects

Engineer: Interface Engineering, KPFF, Lower Columbia Engineering

General Contractor: LMC Construction

Submitting Company: LMC Construction

Other Key Associates: EngAGE NW, The Center for Public Interest Design, U.S. Department of Housing and Urban Development, Oregon Housing and Community Services

Subcontractors: ACME Scenic & Display, Academy Specialties, Advanced Fireproofing & Insulation, Advanced Surface Innovations, All Trades General Contractors, Anderson Sandblasting, Architectural Metal Works, Architectural Specialties, Axiom Division 7, B&B Tile & Masonry, B3 Investments, Caliber Plumbing & Mechanical, Cash’s Drapery, Choice Finish Carpentry, Civic Construction, Clearline Engineering, DeaMor Associates, Dennis 7 Dees Landscaping, Eagle Striping Services, Fredinburg Masonry, Frontier Metal Fabrications, Frontier Roofing & Construction, Great Northwest Gutters, Gresham Roofing and Construction, Haier US Appliance Solutions dba GE Appliances, Hicks Striping & Curbing, Hillman Consulting, Hilti, Interior Technology, JB Insulation, Joshua Legacy Painting & Restoration, KO Construction, LDC, LJP Construction, Lanz Cabinet Shop, Little Fish Lighting, Mailbox Solutions, Merit Contractor of Oregon, Meyer Sign Co. of Oregon, Mid Valley, Modular Paving Systems, Moffet Energy Modeling, Mueller Mobile Blasting, Olympian Precast, Pacific Northwest Glass & Mirror, Parcel Pending, Patriot Fire Protection, Pilot Development dba US Mailboxes, Polygon US, Precision Countertops, Professional Lath & Plaster, RC Building Specialties, Recreation Services, Red Building Services, Sawtooth Caulking, Shields Floor Installation, Standard TV & Appliance, Stephen Waldroup Construction, Sterling-Pacific, Sunbreak Energy Advisors, Sunstate Equipment, Superior Fence & Construction, TFT Construction, TK Elevator, Taylor Pump Stations, TerraCalc Land Surveying, Three Phase Electric, True North Geotechnical Services, Urban Resources, VPI Quality Windows, WH Cress, WMX Construction, Western Pacific Building Materials, Zavala

In a first for Oregon, an innovative housing development is bringing multiple generations together under one roof. Broadleaf Arbor, a collaboration between Community Development Partners and Northwest Oregon Housing Authority, offers 239 apartments designed specifically for intergenerational living.

Located at the intersection of Gable Road and Columbia River Highway, the 16-acre development addresses critical housing needs in Columbia County, where over half of households are classified as low-income and many spend more than the recommended percentage of income on housing.

This is Oregon’s first fully realized “Community for All Ages.” The project model integrates inclusive design principles, affordable family and senior housing, substantial community space and intergenerational programming.

“Broadleaf Arbor is a remarkable achievement in community development, embodying a vision of a ‘Community for All Ages,’” said Chris Duffin, LMC Construction president, in the Top Projects nomination form. “Broadleaf Arbor seamlessly integrates affordable housing with essential services and amenities, fostering an intergenerational community where residents of all ages can thrive.”

The campus features 11 buildings clustered around green spaces and wetlands, including a dedicated elevator building for senior residents. The development earned Earth Advantage Platinum certification for its senior building and Gold certification for its 10 other structures.

At the heart of the community sits the Commons Building, featuring a large communal kitchen, study spaces and conference rooms. The senior building includes specialized amenities like a library, teaching kitchen and courtyard designed to encourage interaction among residents of different ages.

EngAGE NW, the lead resident services provider, employs a full-time, on-site program director who coordinates arts, wellness, lifelong learning and community-building activities. Residents can participate in exercise classes, creative arts workshops, book clubs and technology courses at no additional cost.

The 100 percent electric development features numerous sustainability initiatives, including a central heat pump hot water system and a 117 kW solar array on the senior building’s roof. Eight electric vehicle charging stations were installed with financial support from the Oregon Department of Energy.

Outdoor spaces include walking paths along wetlands, community gardens, picnic areas and culturally relevant landscaping featuring native and edible plants.

The project exceeded minority contracting goals, achieving 21.78 percent MBE, SBE and WBE participation. Thirteen firms contributed to achieving the goals including Professional Lath & Plaster, Zavala, Merit Contractor, Standard TV & Appliance and RC Building Specialties.

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A bill that would further limit the time frame for condo owners to pursue developers for construction defects flew through the Oregon House of Representatives but faces more scrutiny in the Senate.

House Bill 3746 would reduce the statute of limitations for construction defect actions for planned community or condo units to seven years.

Supporters argue that the threat of lawsuits has essentially halted condo construction in Oregon.

“Oregon is facing an affordable homeownership crisis,” Kevin Cronin, policy and advocacy director of Housing Oregon, stated in written testimony. “Condominiums are a vital part of the solution, but outdated liability laws have virtually eliminated their production.”

The bill is among a wide range of legislation from Oregon Democrats intended to spark housing production.

The House voted 46-10 on April 22 to pass the bill. A public hearing was held on Monday by the Senate Housing and Development Committee, and another is scheduled for May 12, followed by a work session on May 19.

The bill has broad support from housing activists and some cities. In written testimony, city of Hillsboro lobbyist Ariel Nelson stated that the bill would encourage housing production.

“If Oregon does not address condo defect liability reform, a key component of entry-level homeownership opportunities will remain underrepresented in our state’s housing mix and out of reach for too many families,” Nelson wrote.

The insurance industry is mounting opposition to the bill. Sara Eanni, a board member of the Community Associations Institute‘s Oregon chapter and an insurance agent, said the bill would not produce more housing.

“This bill is looking to not reduce risk, as it states; it’s to just shift risk onto the homeowners themselves,” Eanni said in an interview. “Ultimately, that’s not going to create affordable housing.”

The bill would reduce the window for condo owners to pursue a defects suit from 10 years to seven.

“Developers aren’t being held to a higher standard to create less defective product; they are just wanting to shift the risk onto the owners to say it is now your responsibility if there is a defect,” Eanni said. “And if you don’t catch it in a timely manner … we’re not going to be held accountable anymore. And that’s just not right for the consumer.”

Other states that have limited construction defect lawsuits, such as Colorado and Nevada, have not seen lower insurance rates, Eanni said.

Eli Spevak, a Portland developer of small condominium projects, testified that the bill could make it easier to build large-scale condo projects at the expense of smaller ones.

HB 3746 would require condo boards to have independent moisture inspections conducted two and six years after construction completion. Such inspections would cost from $4,600 to $6,000 depending on the size of the project, Spevak stated, citing quotes he obtained from an inspection company.

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Construction of a 130-unit affordable housing development is under way in Hood River. Mariposa Village will consist of six wood-framed residential buildings, plus a community center. There will be a mix of townhouses and multistory multifamily buildings, including one specifically for seniors.

Columbia Cascade Housing Corporation and Community Development Partners are co-developing the project. Holst Architecture designed Mariposa Village and Walsh Construction is the general contractor. The team also includes civil engineer Klein and Associates of Hood River, structural engineer TM Rippey Consulting Engineers, MEP (mechanical, electrical and plumbing) consultant Interface Engineering, and landscape architect PLACE.

After purchasing the 7.25-acre project site, at 780 Rand Road, in 2020 for $1.2 million, the city of Hood River donated it for development through an RFP process. The total development cost will be approximately $74.2 million.

Mariposa Village will include seven studios, 29 one-bedroom units, 48 two-bedroom units and 46 three-bedroom units; all will be for people earning up to 60 percent of area median income. Thirty-nine units will have project-based vouchers from the Mid-Columbia Housing Authority, Community Development Partners senior development manager Lucy Corbett said. The vouchers will go to households earning up to 30 percent of AMI.

“The design is intended to create community among residents,” Corbett said.

The community center will have offices for property management and resident services; the latter will be provided by Columbia Cascade Housing Corporation. There will also be a classroom/meeting space and an outdoor patio.

Other site amenities will include a park with a playground and community garden beds. A strong emphasis will be placed on the natural environment by also incorporating trails and protecting the on-site wetlands, Community Development Partners spokesperson Jena Green stated in an email. Two trails will be operated by the city of Hood River and Hood River Valley Parks + Recreation District and be accessible by both Mariposa Village residents and community members.

National Green Building Standard gold certification is being targeted for the project. The community center will be a net-zero energy building with solar panels on its roof. The project team will receive 45L tax credits, because the residential units will meet the Zero Energy Ready Home standard of the Oregon Department of Energy.

Most of the buildings will have fiber-cement siding and gable roofs.

Construction began in late April. A ceremony hailing the start of work is expected to take place late this month. Completion of the first phase is scheduled for July 2026, with the second and final phase to follow by January 2027.

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