DEMOLITIONS & REMODELS
Demolitions in Eastmoreland
The Eastmoreland Historic District is intended to preserve the character of the neighborhood including its parks and the architecture of its historic houses from the wrecking ball. An incidental but significant aspect of the neighborhood character is the wide variety of sizes and varying degrees of affordability. A dramatic increase in speculative demolitions began in 2012. About thirty homes have been torn down since, not counting “loophole” demolitions that entitle developers to leave only segments of a wall above the first floor deck without a demolition permit. Replacement houses are inevitably multiples more costly than the original.
Even substantial homes in good condition were not immune from the wrecking ball. For example, a 1925 house on S.E. 29th was purchased for $750,000 in 2016, torn down and replaced with two larger houses on the same lot that sold for about $1.25 million each. Without protections, the economics have made many existing Eastmoreland homes ripe targets for demolition.
In the interest of preserving the character and variety within the neighborhood, the Eastmoreland Neighborhood Association investigated the creation of the Eastmoreland Historic District. The City of Portland Historic Landmarks Commission, the State Advisory Committee on Historic Preservation, the State Historic Preservation Office, and the National Park Service all agreed that most of the properties within the Eastmoreland Neighborhood boundaries are worthy of the designation and accompanying protections.
DEMOLITION & REMODEL FAQ
Q. Does a National Historic District designation deter the demolition of Eastmoreland homes?
Yes. More than 80% of the district’s homes are considered “contributing” and may not be demolished without the owner engaging in a lengthy public process, including a city council hearing with an uncertain outcome. Properties that are not considered to be “contributing” to the historic nature of the district (such as those built after 1960, or houses that have had most of their historical features modified or removed over the years), are not subject to this process. All detached garages are exempt from the demolition protections.
Q. Is my house contributing or noncontributing?
To determine if a particular property is contributing, go to PortlandMaps and search for the address. Then scroll down to the Permits & Zoning section and click on Zoning & Districts. The Zoning & Districts page for each property indicates if it is in the district and whether or not it is designated as contributing.
Q. I am planning a major remodel that requires some demolition to accommodate the addition and remodel--would that be allowed?
Yes. The City zoning code defines “demolition” of historic structures as: 1) the removal of 50 percent or more of a street facing wall, or 2) the removal of 50 percent of the total exterior wall area and 50 percent or more of the total roof area. Outside of these defined limitations, only the usual building code requirements for major repairs, remodels, additions, solar panels, seismic upgrades, etc. apply.
Q. What about an attached garage? Could I demolish it?
Yes. A garage that is attached to your home is part of the structure and subject to the same definition and constraints as detailed above.
Q. Does the National Historic District designation prevent me from remodeling my house?
No. Outside of demolitions, the usual building code requirements for major repairs, remodels, additions, solar panels, seismic upgrades, etc. apply. Unlike legacy Historic Districts in Portland, “Historic Design Review” is not required for projects within the Eastmoreland Historic District.
Q. I have a detached garage that I was thinking of demolishing and replacing with an ADU, would I be able to do that?
Yes. You can demolish a detached garage (or other detached structure up to 800 square feet in size). The historic district designation does not modify your ability to add an ADU on your property subject to the usual codes and standards.
Q. My building contractor is concerned about extensive damage to my home’s foundation or other components. Would the historic district prevent me from demolishing a home that is in terrible condition or substantially fire damaged?
Contributing historic homes may be demolished if they pose an immediate danger to the health, safety, or welfare of the occupants, the owner, or the public. We suggest discussing this with a City building official.
Q. A neighbor told me that a historic district would impose other kinds of restrictions besides the limitation on demolitions. How do I find out for certain?
You can view the Portland zoning code that applies to properties in a National Register Historic District here, in chapter 33.445.120. Note that Portland has taken the position that “Historic Districts” are now a Portland designation providing a higher level of protections than National Register Historic Districts such as Eastmoreland and Laurelhurst.
Q. Have more questions?
For additional information about demolition permits for historic and other properties, visit Portland’s Historic Reviews webpage at: Historic Resource Reviews | Portland.gov or Portland’s Residential Development Permitting and Inspections webpage at: https://www.portland.gov/bds/residential-permitting/residential-building-permits/demolition-permits