Portland’s latest code amendment package to improve land use regulations received the City Council‘s approval on Thursday. The Regulatory Improvement Code Amendment Package (RICAP) 11 is intended to streamline zoning across the city. The changes will take effect Nov. 1.

“RICAP projects are intended to identify technical corrections, clarify existing regulations, remove unnecessary barriers and improve the overall functionality of our code,” Housing and Permitting Committee Chair Candace Avalos said during a committee meeting in June. “The package includes dozens of relatively small amendments, but together they create a more predictable, efficient and user-friendly system.”

RICAP 11 is part of an ongoing series of code amendment projects. The previous one, RICAP 10, was adopted by the city council in June 2024 and took effect that October. Its amendments focused on housing production, economic development and regulatory reduction.

In the next year or so, other projects will be presented to the committee and the City Council, Bureau of Planning and Sustainability Director Eric Engstrom said. They include possible reform of the design review process, a Central City-focused package, and the Code Alignment Project (CAP) 2.

“Collectively, we’ll be looking at things like parking and frontage issues, repurposing existing buildings, elements of the tree code, continued work on middle housing codes and a lot more,” Engstrom said during the June committee meeting.

Thursday’s direction amends Title 32 (signs and related regulations) and Title 33 (planning and zoning). RICAP 11 includes 56 zoning code amendments focused on minor parking updates including access to bike parking areas, rules for setbacks and screening for mechanical equipment, regulations for outdoor shelters to align with what the city has allowed through its housing emergency, and allowances for larger signs in parks and open spaces, among others.

The council passed several amendments to the package late last month. These include allowing residential use in the Campus Institutional 1 zone and removing screening requirements for detached mechanical equipment.

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Portland design commissioners are girding for battle as they begin to confront a push to suspend the city’s mandatory design review process for two years.

The procedure is advancing quickly, and city staff anticipate the City Council will consider legislation to suspend design review as soon as December.

The Portland Planning Commission will weigh a suspension of design review on Aug. 25 as a prelude to council action. Design commissioners said Thursday they plan to write letters and perhaps testify in person at that meeting.

The time has come for design commissioners to make their case, said Tim Heron, a senior city planner who works with the Design Commission.

“So, it’s go time,” he said after laying out the calendar during a brief Design Commission work session on Thursday.

Two bureau directors, Eric Engstrom of Planning and Sustainability and Eric Kutch of Permitting and Development, sent councilors Angelita Morillo and Eric Zimmerman a letter May 7 outlining a potential two-year suspension of design review. That was prompted by councilors ordering a report on design review this past December.

Design review has attracted criticism for adding delays and expense while elected officials — including Gov. Tina Kotek and Mayor Keith Wilson — have made housing production a priority, to little effect. Other cities, including Seattle, have suspended design review.

Policy efforts have shown little progress to date. In 2025, the city of Portland approved only 22 new construction permits for multifamily projects.

The proposed suspension would affect only mandatory design review. Developers still could opt in if they prefer design review to a standards-based approval process.

Several Permitting and Development staffers who work on design review would be reassigned and integrated into a Planning and Sustainability project team, according to the directors’ memo. The directors also requested additional funding for the staffing during the two-year period to make up for reduced design review revenue.

The two bureaus, prompted by the December directive from the City Council, published a joint report on design review in April. The 119-page report painted a picture of a broad economic pullback. “… Development activity has steadily declined and, in 2025, experienced an even more precipitous decline. This multiyear decline has not been limited to projects in the Design and Historic Resource Overlay Zones but has been reflected citywide for almost all types of housing and commercial development.”

Design review proponents say the process benefits projects, often making buildings better and giving the public a voice.

“Design review is a time when the public is able to come provide testimony,” Design Commission Chairwoman Chandra Robinson said in February. “It’s the time when they’re able to get their voices on the record, and I think it’s an important part of the process that they’re able to share their thoughts on proposals in their neighborhood.”

They also say design review unfairly takes flack when national and regional macroeconomic conditions — interest rates, development cycles, construction costs — matter far more. The April joint bureau report also cast blame on larger factors.

“Development within the city remains at historic lows due to various factors including high interest rates, high apartment vacancy combined with stagnating rents and an aversion by institutional capital to investing in Portland due to real and perceived safety, taxation, regulation and market factors,” the report states.

On Thursday, Robinson said she would draft a letter to the City Council, either on behalf of the Design Commission or individually.

Commissioner Joe Swank said the Design Commission may want to write a different type of letter than one with typical dry, technical language, as it’s fighting for its life.

“I agree with a different approach,” he said.

The Historic Landmarks Commission is also expected to weigh in with its own concerns.

Design commissioners are expected to consider their response during an Aug. 6 meeting before transmitting it to the Planning Commission and City Council.

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The Metro Council has reallocated some Metropolitan Transportation Improvement Plan (MTIP) funds to keep I-5 Rose Quarter Improvement Project construction advancing in Portland. The action ultimately stems from the rescindment last year of hundreds of millions of dollars of federal grant funding.

The council on Thursday approved an amendment to the 2024-2027 MTIP for three Rose Quarter projects. The first includes development and right-of-way efforts, relocation of utilities, and acquisition of permanent signs and software. The second includes construction of stormwater facilities, a structural deck overlay, bridge rail upgrades, and seismic retrofits for two bridges. The third includes Holladay/Hassalo bridge work, construction of another structural deck overlay, replacement of bridge and median rail, a seismic retrofit, signage upgrades, retaining wall and embankment work, and reconstruction of local street and light rail facilities.

The I-5 Rose Quarter Improvement Project involves construction of a cover over Interstate 5, a new crossing on Hancock Street atop the cover, multimodal local street improvements, an auxiliary lane and wider shoulders, a pedestrian and bicycle bridge on I-5, and relocation of an I-5 southbound off-ramp further south. The total project is being designed and constructed in phases.

“This amendment is important but is primarily administrative to align our project programming with the funding realities of the rescinded Reconnecting Communities (and Neighborhoods) grant and (the project’s) phasing,” said Monica Blanchard, interim program director of the Oregon Department of Transportation.

The MTIP amendment is in alignment with the Oregon Transportation Commission‘s aim to maintain continuous construction, Blanchard said. The OTC approved a similar amendment to the Statewide Transportation Improvement Program in May.

The total net decrease in the MTIP is approximately $382.2 million, mostly because of the rescindment of Reconnecting Communities and Neighborhoods (RCN) grant funding, said Gabriela Lopez, senior transportation planner for Metro.

The formal amendment decreases the total programmed funding from approximately $872 million to approximately $489.8 million, a staff report states. Approximately $67.5 million in RCN funds previously obligated are available for preliminary engineering, right-of-way acquisition and utility relocation activities.

The MTIP amendment redistributes funds from other project phases, including $3 million from Phase 1 construction to preliminary engineering, and $18 million from Phase 1 to Phase 1A (currently 40 percent complete). Also, the construction phase of the Broadway to Weidler Phase 1 project has decreased by approximately $402.9 million, including reallocation of $21 million to preliminary engineering and Phase 1A construction.

The total project has increased in Phase 1 from $247.6 million to $250.3 million, increased in Phase 1A from $75 million to $93 million, and decreased in Phase 1B from $549.4 million to $146.5 million.

Looking ahead, ODOT plans to continue to seek funding for construction of Phase 1C. That work would include extending the northbound merging lane, completing the southbound merging lane, building the southern portion of the highway cover, and performing the full Broadway/Weidler build-out.

Additional work beyond Phase 1C is unfunded and would include building the remaining two-thirds of the highway cover, multimodal improvements, the I-5 flyover, the pedestrian/bicycle bridge, northbound merge lane and I-5 bridge work.

According to the project’s website, the current cost estimate for the I-5 Rose Quarter Improvement Project is between $1.96 billion and $2.08 billion.

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An 85-unit apartment complex southwest of Portland has sold for $18.85 million.

The Habitat, located at 5745 S.W. Oleson Road in the Raleigh Hills area of unincorporated Washington County, was snatched up by Crown Point Real Estate Partners, which is based in Oakland, California.

The seller, Pathfinder Partners, achieved a valuation of $221,765 per unit and $280 per square foot for the 48-year-old multifamily asset.

Marcus & Millichap’s Institutional Property Advisors represented the seller and procured the buyer.

“The property is in a premier Portland neighborhood, but within Washington County boundaries, and thus it has long been an outperformer versus similarly aged comparables,” Anthony Palladino, IPA’s senior director for investments, stated in a news release.

“Previous ownership completed renovations and upgrades on roughly 40 percent of the units and the remaining units present a clear path for continued revenue growth, Palladino added.

Palladino, Philip Assouad, Giovanni Napoli, Ryan Harmon and Nick Ruggiero of IPA, in association with David Tabata, Marcus & Millichap’s broker of record in Oregon, arranged the deal. Brian Eisendrath, Cameron Chalfant and Jake Vitta of IPA Capital Markets secured acquisition financing.

Crown Point is led by co-founders and managing partners Chris Gordon, formerly of Baker Street Advisors, and Kyle Raines, formerly of NSW Corp.
The investors recently produced a white paper about multifamily investment opportunity in Portland.

“After several years of negative net migration and flat rents following the COVID-19 pandemic and civil unrest, Portland is experiencing the early stages of a market recovery that positions forward-thinking investors to capture significant value,” Crown Point stated.

Built in 1978, Habitat offers studio, one-bedroom and two-bedroom apartments with in-unit laundry and a private patio or balcony.

The property previously fetched $15.3 million in a 2017 transaction, according to public records.

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Portland Parks & Recreation has officially launched a two-stage open design competition to reimagine a portion of Tom McCall Waterfront Park. The first stage is a request for qualifications.

Multidisciplinary teams from around the world are invited to develop ideas for how the park can better serve Portland for the next 50 years, according to a PP&R press release. The competition builds upon more than a year of community engagement, including surveys, stakeholder meetings, advisory committee discussions and a public workshop. Community members have shared ideas about improving access to the Willamette River, creating spaces that invite people to spend more time in the park, supporting major events, and making the park more welcoming and accessible for everyone, PP&R shared.

Prospective entrants will need to study the search statement in the RFQ and submit their approach to the project, experience and relevant design skills as well as propose a design team, including an architect/landscape architect registered in Oregon. The deadline for responses to the RFQ is 4 p.m. on Thursday, July 30.

Firms must issue submissions via the city’s .

The competition’s second stage — a request for proposals — is expected to start in mid-September. Three short-listed teams will be given additional information and asked to create conceptual designs for the entire 30-acre park with a focus on the bowl area, PP&R stated. The estimated capital project budget for the redevelopment of the bowl alone is estimated at $40 million.

The design competition is funded by a Metro 2040 planning and development grant that was awarded last year. The goal is to raise more money for design development and phased construction via a combination of private and public sources.

Concepts created by the short-listed firms will be shown in a public exhibition early next year.

Competition jurors — subject matter experts and community and client representatives who will interview the short-listed teams and select a winner — will be announced in early fall. The winner of the competition is expected to be announced next spring.

Full details of the competition, which is being run by London-based Malcolm Reading Consultants, are available .

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By Alan Torres
Eugene Register-Guard / USA TODAY Network via Reuters Connect

Eugene City Council has advanced a measure that would require people selling homes in Eugene to disclose the home’s Home Energy Score to prospective buyers.

City staff, recommending councilors pursue the requirement, said in surveying Eugene residents, people wanted more guidance on how to improve their home’s energy efficiency and passing the requirement would do that.

“It would expand access to information about energy usage, energy improvements and available incentives,” said Danielle Klinkebiel, Eugene climate policy analyst.

A Home Energy Score is a standardized measurement of a home’s energy efficiency. A Home Energy Score report includes a home’s estimated energy costs, recommended improvements, and available rebates. Klinkebiel said this assessment costs $150 to $250 and examines the home’s insulation, air sealing, heating, cooling, windows, doors and water heating.

Under the proposal, people selling homes in Eugene would be required to include a Home Energy Score and Report in the real estate listing and home showing. Eugene would be the fifth Oregon city to adopt such a requirement.

City staff said they had researched Home Energy Score requirements in other cities, and found implementing them didn’t have an impact on housing supply. But staff recommended the city create a program to train energy assessors to ensure there are enough of them to meet the demand generated by the requirement.

Councilors unanimously voted to advance the proposal to a public hearing. Because of City Council’s upcoming summer recess, the earliest this could occur would be Sept. 21.

Councilors expressed a range of enthusiasm and skepticism of the proposal.

Supportive councilors said the requirement would provide more information to home buyers and help people make the homes in Eugene more energy efficient.

Critical councilors said it would likely be redundant with expected federal regulation and worried about the home inspections being inaccurate and sellers passing along the cost of the inspection to buyers.

Other Oregon cities requiring the disclosure are Portland, Milwaukie, Hillsboro and Bend.

Celeste Schmorde, president of Eugene Realtors, shared mixed thoughts on the requirement.

Schmorde said earlier in the process the Realtors had weighed in with concerns that the energy score may not accurately reflect the value or livability of older homes, and questioned the theory the requirement would encourage homeowners to make energy improvements.

But Schmorde also said the organization supports “transparency around a home’s expected utility costs and operating expenses,” and that at this point Eugene Realtors has switched from debating the policy to “helping buyers, sellers, and real estate professionals understand any new requirements so they can navigate them successfully.”

Meredith Tufts, coalition coordinator for Fossil Free Eugene, celebrated the vote. She called the proposed requirement “a common sense measure that will help to ensure prospective home buyers have the knowledge they need to make informed purchases.”

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Recent reports indicate construction activity is stabilizing in the Portland market.

Mortenson‘s latest , for the first quarter of 2026, suggests developers, owners and contractors are beginning to see increased confidence in the project pipeline. The region’s construction market remains active but selective, with project performance varying in different sectors, according to the report.

Mortenson Vice President Mike Clifford, general manager of the firm’s Portland office, said it is a cautious confidence, and owners are continuing to evaluate projects.

“Compared to where we were a year or two ago, we’re seeing projects starting to go through planning and into the design phase,” he said. “There’s greater certainty around pricing, procurement and scheduling than there’s been in the past couple of years.”

Mike Salsgiver, who is preparing to step down as CEO of the Associated General Contractors‘ Oregon-Columbia chapter, stated in an email that overall, the organization is seeing signs that the slowdown experienced over the past year is lessening.

“Larger companies such as Mortensen are reporting improvements in the pipeline as inflationary cost pressures, supply chain challenges, and interest rates are stabilizing,” Salsgiver stated.

Construction and development company Skanska also reports renewed momentum in the project pipeline on a national level.

“In the Portland market, activity seems to be stabilizing, with public sector investment in education, healthcare, and infrastructure driving much of the work,” Skanska Executive Vice President Trevor Wyckoff, general manager of the firm’s operations in Oregon and Southwest Washington, stated in an email. “Private development demand continues to be shaped by sector-specific growth, particularly by data centers and life sciences.”

According to Skanska’s spring , cautious private commercial development is leading companies to focus on essential facilities, critical upgrades and industrial capacity. Modernization, deferred maintenance and energy efficiency improvements are being prioritized over new builds.

Mortenson has seen a slight rise in project starts, Clifford said. Construction starts were up 13 percent in March, according to Mortenson’s report.

There is strong demand for large-scale infrastructure, manufacturing, and data center construction, the report states.

Several regions have reported increasingly competitive bidding environments as trade partners pursue a more limited pool of conventional commercial and institutional work. While overall labor availability and supply chain conditions have stabilized, local constraints persist in specialized trades and steel and electrical scopes.

From AGC’s perspective, availability of trained and skilled workers continues to be a problem, Salsgiver stated.

Energy infrastructure and advanced manufacturing sectors have seen some growth. In energy and infrastructure, there have been projects around the grid, grid resiliency, battery storage and renewable energy, Clifford said. Advanced manufacturing historically is a large sector in the market and it’s now experiencing some encouraging signs.

Some larger projects are starting to move forward in design. In particular, Portland General Electric has advanced some energy infrastructure projects.

Many of AGC’s contractor members, however, are encountering challenges in one sector, according to Salsgiver.

“Public projects, especially in transportation/heavy civil and heavy highway, continue to experience serious headwinds as funding for projects has become uncertain because of the (Oregon) Legislature’s failure to pass and implement a transportation funding bill that can withstand scrutiny from the voters,” he stated.

While nonresidential construction conditions remained stable through the first quarter of 2026, cost escalation and procurement conditions continued to vary by market and project type. Elevated metal pricing and continued demand tied to power, electrification and expansion of data centers are causing pressure on some materials and equipment availability, Mortenson’s report states.

“Our price increase in the market is still year over year on the lower end towards the bottom of the major markets,” Clifford said. “That reflects a market that’s been localized and subdued compared to some of the faster growing parts of the country.”

While things have moderated, the local market is still influenced by global and regional prices.

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PROJECT: The Loft

LOCATION: 3015 S.W. First Ave., Portland

SIZE: 21,000 square feet

START DATE: March 2025

ANTICIPATED COMPLETION DATE: fall 2026

CONSTRUCTION COST: $12 million

OWNER/DEVELOPER: Ukandu

CONSTRUCTION MANAGER: MearsCPM

GENERAL CONTRACTOR: Walsh Construction

ARCHITECT: Gensler

ENGINEER: Froelich Engineers

OTHER ASSOCIATES/CONSULTANTS: Holzy Designs/Ian Holzworth

PROJECT DESCRIPTION: Construction crews are building The Loft, a community space and headquarters for Ukandu in Portland’s Lair Hill neighborhood. The 40-year-old nonprofit will provide free, year-round support for people impacted by a childhood cancer diagnosis — patients, survivors, siblings and caregivers.

Trauma-informed design was used to create space for inclusive programming and on-site mental health services. The center will offer warm, welcoming spaces where families can come together, as well as unique spaces for teens and caregivers. Amenities will include an active space with an obstacle course, a two-story climbing wall, and a sports simulator bay with golf, baseball, archery and zombie dodgeball; a lounge and sanctuary for caregivers; an arts and crafts room; a multimedia room featuring music and games; a reflection room (an immersive digital environment for celebrating and honoring the lives of loved ones); and an outdoor patio with a firepit, stage and movie screen.

Solar power, LED lighting, low toxicity paint, and high-efficiency appliances are being used for the building.

Pacific Bank was instrumental in helping the owner acquire the building. Construction is being self-financed. Grants were provided by the M.J. Murdock Charitable Trust ($300,000) and the Marie Lamfrom Charitable Foundation ($100,000).

“Building Blocks” spotlights noteworthy projects either under construction or approaching the start of construction. To submit a project for consideration, please visit: djcoregon.com/building-blocks.

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�ճ����Oregon Concrete & Aggregate Producers Association (OCAPA) and the Oregon chapter of the American Concrete Institute (OACI) celebrated the top projects in their industry during the 46th annual Excellence in Concrete Awards banquet on May 1 at the Sheraton Portland Airport Hotel.

In addition, the organizations recognized Jim Lang of LaRusso Concrete with the Lifetime Achievement Award. Lang has worked in the concrete industry for more than 40 years. Originally based in Denver, he moved to Seattle and then Portland, serving in various capacities with LaRusso from apprentice, cement mason and foreman, to superintendent, branch manager, president, owner and board chair.

In 1996, Lang opened LaRusso’s Portland branch, and in 2007 he purchased the company; he later sold it to his employees in 2018. He stayed on as president until retiring in 2023, and he remains the acting board chair.

Lang was a member of the Local 555 union his entire career. He was involved with OACI for several years in various roles, including as a board member, committee member and examiner. He is known for advocating for training and education of the next generation of leaders.

In addition, owners, architects, engineers, concrete suppliers, contractors and concrete finishers were recognized for their projects in Oregon and Southwest Washington. Projects were recognized for sustainability, innovation and design.

Eight category winners were selected:

Bridges

Project: US 97 & US 20 Bend North Corridor – Flyover Bridge, Bend

Owner/developer: state of Oregon

Engineer: Kiewit

General contractor: Kiewit

Concrete contractor: Marcum & Sons

Ready-mix supplier: Knife River

Decorative

Project: Inlow Hall Grand Staircase at Eastern Oregon University, LaGrande

Owner/developer: Eastern Oregon University

Engineer: AHBL

Architect: Peter Meijer Architect

General contractor: Garco Construction

Ready-mix supplier: RD Mac LaGrande Ready-Mix

Education

Project: Reed College Sports Center, Portland

Owner/developer: Reed College

Engineer: KPFF

Architect: ZGF Architects

General contractor: Fortis Construction

Concrete contractor: Pence/Kelly Concrete

Ready-mix supplier: Glacier Northwest/CalPortland

Concrete finishing: LaRusso Concrete

Additional contributor: R2M2 Rebar & Stressing

Infrastructure

Project: Palensky Highway 30 Wildlife Underpass, Portland

Owner/developer: Columbia River Estuary Study Taskforce

Engineer: Murraysmith

Architect: Murraysmith

General contractor: Moore Excavation Inc.

Concrete contractor: Whitaker/Ellis Builders

Ready-mix supplier: CalPortland

Concrete finishing: Whitaker/Ellis Builders

Low-rise

Project: QTS HIL2 – DC2, DC3, DC5, Hillsboro

Owner/developer: QTS

Engineer: Peoples Associates Structural Engineers (PASE)

Architect: Sheehan Nagle Hartray Architects

General contractor: HITT Contracting

Concrete contractor: Whitaker/Ellis Builders

Ready-mix supplier: CalPortland

Concrete finishing: Whitaker/Ellis Builders

Mid-rise

Project: Waterfront Block 7 Parking, Vancouver, Washington

Owner/developer: Gramor Development

Engineer: JWSE Structural Engineers

Architect: International Parking Design

General contractor: Robertson & Olson Construction

Concrete contractor: Marion Construction

Ready-mix supplier: CalPortland

Concrete finishing: Industrial Concrete

Paving & Flatwork

Project: Cottage Grove Main Street Revitalization, Cottage Grove

Owner/developer: city of Cottage Grove

Engineer: Branch Engineering

Architect: Dougherty Landscape Architects

General contractor: Wildish Construction

Concrete contractor: Wildish Construction

Ready-mix supplier: RiverBend Materials, a CRH Company

Concrete finishing: Wildish Construction

Repair & Restoration

Project: DAS Executive Building Renovation, Salem

Owner/developer: state of Oregon

Engineer: KPFF

Architect: SERA Architects

General contractor: Pence Contractors

Concrete contractor: Pence/Kelly Concrete

Ready-mix supplier: WCP

Concrete finishing: LaRusso Concrete

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A 23-story, 332-unit residential high-rise in downtown Portland has sold for $63.3 million. Multifamily property owner, operator and developer Guardian acquired Ladd Tower in partnership with investment manager PCCP (Pacific Coast Capital Partners) of Los Angeles.

Ladd Tower is located at 1300 S.W. Park Ave., along the South Park Blocks. The building’s previous owner was institutional investor Invesco, according to Guardian.

Built in 2009 and rated Leadership in Energy and Environmental Design gold, Ladd Tower includes more than 255,000 square feet of residential space and a full suite of amenities, a press release states.

Guardian plans to implement an $8 million capital improvement program in the building over the next three years. The focus will be on modernizing units’ interiors and enhancing amenity spaces to align with renters’ evolving needs. The value-add strategy is designed to increase net operating income and further strengthen the asset’s position within the Portland urban core market, the press release states.

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