Up Sucker Creek

Up Sucker Creek
Photo Courtesy of the Lake Oswego Library

Monday, August 25, 2014

Write to learn

This is a subject near and dear to my heart.  I have been preaching this for 30 years - that the act of writing (and drawing) increases learning in a way that technology can't equal..  Will penmanship and cursive be taught again?

Complete article is available at Wall Street Journal online.

The Cleveland Browns' Strategy: Write This Down
Wall Street Journal, August 11, 2014  By Kevin Clark

Why Cleveland prefers pen and paper to technology; 'To write is to learn'

New coach Mike Pettine has the Browns truly taking notes. James Bennett

There is a technological revolution in the NFL this year. The Cleveland Browns knew this when they, like everyone else in the league, received tablet computers. Players on other teams raved about the ability to share typed notes and store everything they need on their machines.
The Browns got those. And then the coaching staff made sure to hand them something else: a pad of paper.
Armed with science and a little common sense, first-year Browns coach Mike Pettine is stressing to his players the old-school notion of writing things down. The strategy is backed up by new academic studies that say writing by hand instead of typing improves your chances of learning something.
"There's a powerful advantage to writing things down as opposed to typing," said Daniel Oppenheimer, a UCLA professor of marketing and psychology who, along with Princeton's Pam Mueller, wrote a paper this year titled "The Pen Is Mightier Than the Keyboard." The study found that, because the hand can't possibly keep up with the speaker's words, the writer must rephrase what was said in his or her own words, which in turn processes the information at a deeper level.

HUD + DOT + EPA = TOD

And it's one, two, three...   Maybe this will give you an insight about the top-down planning that drives the urban planning policy and money machine.  All grants are Trojan Horses - gifts with hidden goals of changing one's community in certain ways that weren't anticipated and can't be undone.  Yet these things can only be done with our approval!  Anytime you see the word "partnership," it signals that the grantor does not have regulatory power until the grantee signs the contract.  

Below is a recent press release from George Gonzalez, Director of the Department of Housing and Urban Development.  See how many catch phrases and trendy planning terms are here.  Is this a place where you, your children or grandchildren will want to live?  Where else would you go? 
_________________________________________________________________________ 

HUD No. 14-095
George I. Gonzlez
(202) 402-6054
                                                                                                        FOR RELEASE
Thursday
August 7, 2014


FEDERAL REPORT HIGHLIGHTS FIVE YEARS OF PROGRESS PROVIDING
COMMUNITIES WITH AFFORDABLE HOUSING, EFFICIENT TRANSPORTATION

AND ECONOMIC GROWTH


WASHINGTON, D.C. – In celebration of the fifth anniversary of the Partnership for Sustainable Communities, the U.S. Department of Housing and Urban Development (HUD), U.S. Department of Transportation (DOT), and U.S. Environmental Protection Agency (EPA) released “Five Years of Learning from Communities and Coordinating Federal Investments,” a report demonstrating how the three agencies are cooperating to help communities provide more housing choices, make transportation systems more efficient and reliable, and create vibrant neighborhoods that attract business development and jobs while protecting the environment. 

“The Partnership for Sustainable Communities is about achieving one goal: expanding opportunity for American families,” said HUD Secretary Julián Castro. “These targeted investments are bringing more affordable housing and transportation options, and more economic resilience to regions that were hard hit by the economic crisis. In partnership with local leaders, I am convinced that the investments our agencies have made will enhance the health and wealth of communities for decades to come.”

“The Partnership is helping us align our transportation investments with the goals of providing affordable housing and preserving the environment,” said DOT Secretary Anthony Foxx. “Together with HUD and EPA, we are making fundamental changes in how we work together to benefit all Americans and provide new Ladders of Opportunity for many.”

“Communities know better than anyone else what they need,” said EPA Administrator Gina McCarthy.” Through the Partnership for Sustainable Communities, we at the federal level are organizing ourselves to give communities tools to address economic and environmental challenges in the way that works best for them.”

Since 2009, the Partnership for Sustainable Communities has been working to ensure that HUD, DOT, EPA and other federal agency investments better serve communities that were hard hit by the economic recession. Through its efforts, more than $4 billion has been awarded to 1,000 communities in all 50 states, Washington, D.C., and Puerto Rico. In addition to funding, many communities have also received technical assistance to help plan economic development and leverage private and other public resources to maximize the Partnership’s investments. 

The Partnership for Sustainable Communities has also fundamentally changed the way that HUD, EPA and DOT evaluate and award competitive grants and technical assistance. The three agencies collaborate on reviewing and selecting applications for many grants and technical assistance opportunities, such as DOT’s Transportation Investment Generating Economic Recovery (TIGER) Discretionary Grants, HUD’s Community Challenge Grants, and EPA’s Brownfields Area-Wide Planning Grants. This collaboration ensures that federal investments to maximize resources for communities.

To download the report and to find more information on grants, technical assistance, and a variety of other new resources and events, please visit www.sustainablecommunities.gov

.HUD's mission is to create strong, sustainable, inclusive communities and quality affordable homes  for all.  HUD is working to strengthen the housing market to bolster the economy and protect consumers; meet the need for quality affordable rental homes: utilize housing as a platform for improving quality of life; build inclusive and sustainable communities free from discrimination; and transform the way HUD does business.


More information about HUD and its programs is available on the Internet at www.hud.gov and

http://espanol.hud.gov. You can also follow HUD on twitter @HUDGov, on facebook at
www.facebook.com/HUD, or sign up for news alerts on HUD's Email List.

HUD Facts

"All we know are the facts ma'am. 
Joe Friday, "Dragnet" 1967


Can a low-income person find decent housing, or live in Lake Oswego without rental assistance?

The basics of the Housing and Urban Development's Public Housing Program.
HUD establishes eligibility requirements for housing subsidies that are tied to the Area Median Income (AMI) for each state and metropolitan area.


HUD's Public Housing Program
HAs (Housing Agencies) use income limits developed by HUD. HUD sets the lower income limits at 80% and very low income limits at 50% of the median income for the county or metropolitan area in which you choose to live. Income limits vary from area to area so you may be eligible at one HA but not at another. The HA serving your community can provide you with the income levels for your area and family size, or you can also find the income limits here on the internet.

The formula used in determining the TTP is the highest of the following, rounded to the nearest dollar:
(1) 30 percent of the monthly adjusted income. (Monthly Adjusted Income is annual income less deductions allowed by the regulations);
(2) 10 percent of monthly income;
(3) welfare rent, if applicable; or
(4) a $25 minimum rent or higher amount (up to $50) set by an HA.


Median family income for the Portland-Vancouver-Hillsboro area is $69,400.  
Portland-Vancouver-Hillsboro, OR-WA MSA
FY 2014 MFI:    69400 
PROGRAM                       1 PERSON     2 PERSON     3 PERSON     4 PERSON     5 PERSON     6 PERSON     7 PERSON     8 PERSON
EXTR LOW INCOME      14600             16650              19790             23850             27910              31970             36030             40090
VERY LOW INCOME      24300             27800              31250             34700             37500              40300             43050             45850                       LOW-INCOME                 38850             44400               49950            55500             59950              64400              68850            73300


Extra-Low Income = 30% of adjusted gross income 
Very Low Income   = 50% of adjusted gross income
Low Income            = 80% of adjusted gross income*



*80% of Median Family Income is sometimes defined as "workforce housing."  



Compare income eligibility to metro area salary for Architect 1:  low end salaries are $36,159 (salary.com).  After a deduction of $400 for each person in household from annual income, the adjusted gross income is $35,759 for a household of 1.  This is low enough to qualify for low-income, workforce housing.  Median income is $55,256 less $400 per person for a 4-person household equals $53,656, low enough to qualify for workforce housing for a family of 4.  



Minimum wage in Oregon for 2014 is $9.10 - about $26,645 per year.  After the personal deduction of $400, the adjusted gross income is $26,245.  A single person working full-time at minimum wage is eligible for workforce housing, but not Very Low or Extra Low Income levels.

Using the 30% rule, using the gross income (adjusted), the architect could afford to rent an apartment for $819/ month, and the minimum-wage worker could rent a unit for $656/ month.  The average rent in the metro area is $880 for a 800 sf unit.  Note: Using the unadjusted gross income, rent allowance would be slightly higher.  
  • $800 / 1br - 958ft -  Darling cottage apartment exhibits all of the and comfort (Alameda, Portland)
  • $725 Updated Studio in the Up and Coming West End Area of Downtown (Sw Portland)
  • $650 / 500ft - STUDIO APARTMENT IN FIRST ADDITION (9th and E Street)
  • $625 / 1br - Rare find in Multnomah Village/Hillsdale (Multnomah Village/Hillsdale)
Craigslist ads as of 8/25/2014
Portland is considered "less affordable" because housing prices are higher than 30% of the average wage.  Even so, except for perhaps the very poor.,with some effort and a willingness to move to an area that may not be one's first choice, securing good housing without government subsidies is quite doable.  
Should the government (taxpayers), with limited resources, be offering housing assistance to people making 80% of AMI considering the vast need for those with even less income?   Even if there were very few families with very low incomes, and meeting those needs was not difficult?   

Sunday, August 24, 2014

Pools. Gyms. Decks. Doormen.

What can you do with OPM?  

Anything you can get away with.



CHA 'SUPERVOUCHERS' SUBSIDIZE CHICAGO'S PRICIEST RENTS FOR LOW-INCOME RESIDENTS

abc News Chicago By Ben Bradley 7/28/14

The Chicago Housing Authority is subsidizing the rent for low-income residents in some of the city's priciest apartment buildings.

A lifestyle out of reach for most is being enjoyed by some thanks to a CHA subsidy. One person living here at the Aqua Tower pays just 30-percent of their income toward rent, regardless of how little that income is. Who pays the rest of their rent? You do.

It's the good life: Pools. Gyms. Decks. Doormen. At 500 N. Lake Shore Drive, rent runs roughly $2,400 a month. At the Aqua Tower, it's $2,500. And at the new and exclusive "Streeter" it's $3,000 a month.

"It's not fair because we work hard to live in a place like this," said Christian Alarcon, Streeterville resident.

"When it comes to the luxury high rise units, there's no excuse why the CHA is doing this at taxpayer expense and at the expense of thousands of Chicagoans who are denied any access to vouchers because the CHA runs out of money," said Rep. Schock.

A CHA spokesperson wouldn't talk to us about the story on-camera, but told us only 706 people have received these "supervouchers," less than two percent of all the vouchers the CHA hands out.

But it's happening when more than 15,000 people are on the CHA's waiting list, hoping for any help at all. 



After scrutiny, CHA cuts value of 'super vouchers'

Chicago Tribune, August 18, 2014  By Michelle Manchir
CHA changes policy on 'super vouchers' so assisted renters don't land in luxurious high rises.
Chicago Housing Authority voucher recipients will no longer receive enough assistance to place them in the city's most luxurious high-rise buildings under a new policy, the agency announced Sunday.

The policy targets "super vouchers" that allow low-income recipients to receive up to 300 percent of the U.S. Department of Housing and Urban Development's Fair Market Rent, which for the Chicago area is $826 for a one-bedroom apartment. The new limit will be 150 percent, according to the release.

The Chicago Housing Authority came under scrutiny for its use of vouchers to put families in apartments where rent can start at $2,300 a month. (Anthony Souffle, Chicago Tribune)

Saturday, August 23, 2014

Luxury apartments rent with Supervouchers

This is a sequel to the Post, "Shameful!" that describes the outrageous costs involved in public housing. Public Housing is housing built (or purchased) and owned by a geographic area's Housing Authority for income-qualified tenants.  Section-8 Housing Vouchers are a separate but complementary program that allows low income persons to find their own housing using vouchers to help pay the rent. Subsidies are on a sliding scale based on actual income.

In "Shameful!", I pointed out that the new Stephens Creek Crossing cost $442,000 per unit ($53.9 million for 122 units).  The article below quotes Section 8 vouchers used for rents between $2,350 and $3,000 per month for luxury apartments in Chicago.  Using these obviously exorbitant rent figures, how much more or less expensive is Stephens Creek Crossing?

At $2,600 per month for rent for a luxury apartment, rental expense for one year would be $31,200.  If money for Stephens Creek was used to pay this rent, 122 families could rent luxury housing for 14.2 years.  (Probably longer if many of the units were studio or single bedroom units.)  If maintenance and capital expenses are added (not including administration expense, soft costs, and tax losses and rent subsidies for tenants), another 2.5 years can be added.

This means that the Housing Authority of Portland (HAP), renamed Home Forward, could house 122 families for 16.7 years in high-end Pearl District apartments for what it will cost to build and maintain public housing at Stephens Creek Crossing.  Why bother to build - rent don't buy!   Add all costs, and the number goes up dramatically.

Does this make sense?  Or is Public Housing simply senseless?  

How many families could be housed and for how long if they received vouchers for $875 average rent for the cost of public housing?

Poor families use 'supervouchers' to rent in city's priciest buildings

Crain's Chicago Business, July 28, 2014, By Alby Galun

One lucky voucher holder lives in Aqua Tower, 225 N. Columbus Drive, at a rent of $2,566 a month.

The high-rise at 500 N. Lake Shore Drive is the second-most expensive in the city, with rents for a one-bedroom apartment approaching $3,000 a month, well beyond the reach of most Chicago residents.

But that's not too much for the Chicago Housing Authority, which has used federal tax dollars to pick up most of the tab for four lucky residents in the year-old building, with its sweeping views of Lake Michigan, a concierge and a dog-grooming center.


The tenants moved in over the past two years as part of a push by the CHA to expand its housing voucher program so that more low-income residents can leave the city's roughest neighborhoods and start a new life in places with low poverty and crime and close to good schools and jobs.
Yet some landlords say it's a mistake to use scarce tax dollars to pay ultra-high rents for a fortunate few when more than 15,000 people sit on the CHA's voucher waiting list.
“This is nuts,” says landlord Tony Rossi, president of Chicago-based RMK Management Corp., who describes himself as a liberal Democrat. “In a situation where you're dealing with a low-income person, do they really need a 25th-floor apartment with a lake view? It just doesn't make sense to me.”

Friday, August 22, 2014

TriMet Service Enhancement Draft

Trimet is still accepting comments on this plan.  See bottom for Trimet response page, or see Trimet's website for entire post and clearer maps.  

From Trimet website:  

Southwest Service Enhancement Plan Draft Vision for Future Service 

Over the last year we have had conversations with community members about improving bus service, bus stops and street crossings in Southwest Portland, Durham, King City, Lake Oswego, Sherwood, Tigard, Tualatin and West Linn. We’ve also been looking at where people live and where they want to go to uncover new opportunities for transit service. Based on what we’ve learned, we have developed a long-range vision for transit called the Southwest Service Enhancement Plan Draft Vision,

The draft vision adds new bus lines, reorients existing lines, increases service frequency, and includes new community transit for more and better connections from Southwest to jobs and service centers in the rest of the region.



Note that the draft vision does not include potential high-capacity transit now being studied by Metro in the Southwest Corridor Plan. When the Southwest Corridor Plan reaches conclusions on a locally preferred alternative, the vision for the Southwest Service Enhancement Plan will be updated to complement future transit service in the Southwest Corridor. 
  1. Lake Oswego and West Linn 
  • Change Line 37-Lake Grove route to serve Kruse Way connecting Downtown Lake Oswego, Kruse Way and Tigard Transit Center and add trips.
  • Change Line 38-Boones Ferry Rd route to stay on Boones Ferry Rd and not deviate to Mountain Park.
  • Change Line 154-Willamette route to serve Sala- mo Road connecting the Willamette Town Center with the West Linn City Hall and the Lake Oswego Transit Center. Serve weekday peak hours only. 
Next Steps
We’re accepting feedback on this draft vision through October 2014. Go to trimet.org/southwest to submit your comments. 
After taking feedback, a proposed vision will be released for additional comment in early Winter 2014, 
with the final vision expected to be completed by Spring 2015. 

Blumenauer can't stop...

...his push to get people out of their cars.

Why doesn't local government have enough money for core services like paving streets anymore?  I don't think it's because there is a push to make streets undrivable for cars - bikes use them too. Consider this:
  • Money gets diverted to too many non-core services and programs that sound good and feel good, but are not core services of local government and better left to non-profit or for-profit groups to undertake.  
  • Government can't do it all and needs to define what it can has to do, and then make this mission sustainable* with the money it gets from property taxes.   
  • Core services has been expanded to include bike and pedestrian paths as a transportation mode. All capital improvement projects' costs are estimated without maintenance included.  The more paths, the more general fund money for maintenance.  (Sidewalks don't count since once built, property owners are responsible for maintaining them.)
  • Money from property taxes is diverted to pay debt service on bonds in a revolving door of urban renewal programs that freeze taxes for valuable properties for decades.  More need, less money.  Brilliant.   Government becomes addicted to this growing pot of money so new districts are formed and old districts never die.
  • Llight rail and streetcars - need I say more?  They are money pits with more being planned.
         







Metro News, August 18, 2014  By Nick Christensen

Let's say, in a perfect world, everyone could agree that government needed more money to build up a transportation network.

How, exactly, do you spend that money in a way that leaves everyone feeling like they got their money's worth?

Members of the Joint Policy Advisory Committee on Transportation tackled that topic Thursday, in an open-ended conversation that followed a chat from Rep. Earl Blumenauer.

Blumenauer has been beating the drums of a gas tax increase for months, noting that the federal gas tax hasn't been raised since 1991. Without any increases, the federal government has to take money from other tax revenue – namely, the income tax – to cover road construction costs.

With transportation projects competing with the military, social programs and education for federal general fund dollars, there's less money available to build roads and other transportation improvements in the United States.

* * * * *

Wow!  33 cents-a-gallon!  How will those on the lower end of the income scale deal with this?  More federal money to compensate?  Maybe more government housing?  Metro wants more of that too - with federal funding.  Maybe we'll all wind up in government housing riding busses and rail, but I don't know where the money would come from.

The quote from Novick is intended make you feel his taxing idea are morally justified.  Politicians want to tell people how to spend their dwindling disposable income, until there isn't any.

Gas taxes should remain in the state.  The added layer of government is a drain on everybody's dollar.  When the money comes back to the states, it has strings attached, directed at pet programs of pols. All of the money is not spent on what you imagine by listening to politicians.  The money flows to Metro and the State where even more strings are attached before they decide who wins their grant money.  So whatever you think the money is intended for, it's only a tenth of the truth.

*sustainable
adjective
  1. 1.
    able to be maintained at a certain rate or level.
    "sustainable fusion reactions"

Thursday, August 21, 2014

Tigard Triangle: Where is Lake Oswego?

Mixed-Use development planned for Tigard Triangle.  Will light rail be far behind?  Requests for proposals are already out for developers who want the freebies thrown in.

Our next door neighbor is planning a huge make-over for the office district known as the Tigard Triangle.  Any place that still has undeveloped or underdeveloped land in large chunks is destined to be developed into high den side mixed use.  Those places that are near freeways or light rail stations will become Transit Oriented Developments (TOD) - instant, planned communities for real humans to "live, work and play" in.

Will the residents find these places "homey" enough so they put down roots, raise their kids there, and live there for decades along with their neighbors who feel the same way?  Or are these just communities for people to pass through with little commitment to the place?  A good test is to see how many planners wind up living in TODs (short or long term), and ride their bikes and use transit to work and to do errands.

Here are the latest set of maps to hit the City's website, though I have seen more recent ones with more recent changes.  Use the link to see enlargements and more maps in the set.  

In some places, the Tigard maps do not coordinate with the Lake Oswego Transportation System Plan.  Maybe someone from LO ought to inform the neighbors that things have changed here.  


Map 1 shows how the Triangle fits into the context of Eastern Tigard and the edge of Lake Oswego on the other side of I-5.  On the LO side you can see pathways that go across private property.  These have been supposedly removed from the LO TSP.  The LO TSP gets its final stamp of approvals at the first City Council meeting in September.  I assume all the maps have been corrected from our side.

There are two bike paths shown that cross the freeway into Lake Oswego on existing bridges at I-217 and Haines Rd.  Another new path crosses the freeway at the North end of theTriangle to connect to PCC.  On a map from a meeting last week, a fourth bridge was shown coming from Beveland St. In Tigard to Southwood Dr. in Clackamas next to Lake Oswego.  This is the first time I have seen this option - presumably things are still in flux.



















Map 3 shows the area with land uses and heights of buildings.  Imagine yourself living in the Triangle.  Is this what Millennials want?  Who are the intended occupants of these homes and
offices?  Offices in the Tigard sub market are overbuilt.  Will developers want to risk adding even more?  

"Resilience" explained

The first time I saw "resilience" in a planning document, I had to stop and think about what it meant.  Sure I knew what the word meant, but what did Central Planners mean when they used it?  At first it was a joke - another one of those planner-speak words that professionals thrown in to make things sound more complicated or confused than they are.

But slowly I began to realize that "resilience" meant making the community better to prepare for emergencies, food shortages, other emergencies, and especially climate change.  We wonder how city planners have claimed this role, along with the science of agriculture and nutrition for food resilience, the science and research needed in combatting diabetes and heart disease, and the science of environmentalism, etc., as part of their job.  I believe it's called mission creep.

Being prepared is no joke.  Ready.gov is a good place to start.  Contact your Neighborhood 
Association Chair to learn how you can form a Neighborhood Disaster Group, get materials from the Fore Department or City Hall.  You only have one chance to prepare.  See Lake Oswego website for information on an Emergency Preparedness presentation on Sept. 25.

Found at Along the Gradyent (see blog menu at right)

NATIONAL HURRICANE PREPAREDNESS WEEK, 2014
- - - - - - -
BY THE PRESIDENT OF THE UNITED STATES OF AMERICA
A PROCLAMATION
As the climate continues to warm, hurricane intensity and rainfall are projected to increase, and we expect sea level rise to make storm surges more costly. That is why, last year, I issued an Executive Order directing the Federal Government to take coordinated action to prepare our Nation for the impacts of climate change. In the years ahead we will remain committed to increasing resilience, investing in scientific research, and cutting red tape so we can quickly send assistance where it is needed most.

Urban Land Institute
After Hurricane Katrina and Superstorm Sandy, more focus has been placed on how communities can prepare and plan for, absorb, recover from, and more successfully adapt to adverse events.
Increasingly ominous predictions from climate scientists suggest that adverse events related to climate change pose increasing risk to communities worldwide. Furthermore, the world is becoming increasingly urban, and our cities tend to lie in particularly vulnerable areas. From sea level rise to heat waves, from storm surge to drought, the adverse events threaten the built environment in ways that have serious consequences for the health, viability, and economic vitality of our future.
The Urban Resilience Program works to help communities prepare for increased climate risk in ways that allow a quicker, safer return to normalcy after an event but also an ability to thrive going forward. Through careful land use planning, wise investment in infrastructure, and smart building design, we can protect the value we’ve created in our cities and be more robust when facing adverse events.
American Planning Association
 7) Climate change. The existing report contains almost no discussion of climate change because the literature and documentation of the impacts of climate change on planning for post-disaster recovery were virtually nonexistent in the 1990s. Today we know that, while great uncertainty remains, we can expect major changes potentially to affect the viability of new development that must last up to a half-century and beyond in circumstances that may over time be significantly altered from those prevailing today. We need to address the additional margin of safety that must be built into reconstruction after disasters in order to ensure the longer-term viability of new development.

Call for "assertive" bike advocacy

Really?  More assertive?  In the land of "bike boxes" and "sharrows," some people refuse to be happy.  The power of the protest is that 6% of total commuters who ride bikes have such loud voices you'd expect their number to be much higher.  Maybe automobile drivers should form an advocacy group.

Meeting could spark formation of a "more assertive advocacy group" in Portland

Bike Portland, August 20, 2014. By Jonathan Maus


The first step is showing up.
(Photo by J. Maus/BikePortland)
Many Portlanders who care about bicycling want to find a way to create more urgency for bike-friendly changes. As we’ve been reporting since May, Portland — once a biking beacon that other cities aspired to — has lost its mojo. With our largest bicycle advocacy organization, the Bicycle Transportation Alliance (BTA),choosing to take a more conservative role, some in the community want to start a new advocacy group.

Wednesday, August 20, 2014

Maps and plans do not jive

Coordination with Clackamas County missing.  If maps throughout the state differ on key elements, which plan supersedes the other?  In Clackamas County and Tigard, citizens now have the right to vote on rail projects through their jurisdictions.  Why don't Lake Oswego citizens have this right?  

High Capacity Transit (HCT) System Plan

High Capacity Transit Planas part of the recently adopted Clackamas County TSP and Comprehensive Plan.  Do the cities, counties, Metro and the state talk to each other, or are planners on another wavelength that mere humans don't "get."  The HCT using the train tracks was removed from LO TSP maps, and ODOT removed the Lake Oswego route from its "high speed" rail line from Eugene to Portland.  But here it is.  What do Metro's maps have?   And what are the real plans for LO?  Has anyone told told the RR we're taking over their ROW?
Capital Improvement Plan 

 Links for Clackamas County TSP Maps and Tables 
MAPS:
HCT:  http://www.clackamas.us/planning/documents/compplan/Map%205-8c_HCTransit.pdf
 CIP:  http://www.clackamas.us/planning/documents/compplan/Map%205-11d_Projects.pdf
PROJECTS LISTS:   http://www.clackamas.us/planning/maptoc.html   Look under Tables for Capital Projects.  Projects are listed by project number on map.
WILLAMETTE RIVER GREENWAY DESIGN PLAN:  http://www.clackamas.us/planning/documents/compplan/map_iii-01e.pdf

A new housing trend in Portland?

Could this spell hope the future of Lake Oswego, it's town centers and its neighborhoods?   


City ponders an about-face on density 
Portland Tribune, August 19, 2014, By Steve Law


Planners mull 'down-zoning' to relieve pressure on some areas


Photo Credit: TRIBUNE PHOTO: JONATHAN HOUSE - A new mixed-use apartment complex is nearing completion on Southeast Division Street and 33rd Avenue.

The city of Portland — often incurring the wrath of residents and neighborhood associations — has scrambled for two decades to increase density via infill developments, row houses, apartments and condos.
Now city planners are plotting something unthinkable in the 1990s and 2000s — reducing density.
In the proposed comprehensive land use plan designed to guide Portland’s growth through the year 2035, planners are proposing lower densities on 2,100 acres of land throughout the city. It’s known as down-zoning.
“It’s been a half-century since we’ve had this much down-zoning,” says principal planner Eric Engstrom of the Bureau of Planning and Sustainability. The last time the city undertook so much down-zoning was 1959, he says, when many close-in neighborhoods were rezoned to bar apartments and only permit single-family homes.
None of the proposals are written in stone, as the city has just started taking public testimony on the long-awaited update of the 1980 comprehensive land-use plan. And to be fair, that “comp plan” also calls for increasing densities in many parts of town, especially on commercial corridors and intersections such as Southeast Division Street and 122nd Avenue, Barbur Boulevard and Capitol Highway, Killingsworth near Portland Community College, and several inner-eastside corridors.
But the changing tide on density is notable. Ever since the mid-1990s, when Metro released its Region 2040 Plan to chart growth for the next 45 years, Portland and every other city in the metro area has been under pressure to increase densities and do their share to accommodate expected population growth.
At the time, he says, Portland couldn’t demonstrate to Metro and state land use regulators that it could spur large new residential communities in existing inner-city neighborhoods such as the Pearl District or South Waterfront.
But residents have since flocked to those and other close-in neighborhoods. So now planners are saying they can accommodate growth in hot spots such as the Lloyd District, downtown, and four-story apartments on inner-eastside corridors such as Division, Hawthorne, Belmont and Burnside.
“Under the current zoning rules, Eastmoreland as we know it could easily be gone in five years,” says Robert McCulloch, president of the Eastmoreland Neighborhood Association. “Basically, a vast majority of the homes will be eligible for demolition.”

Will planners and politicians save the suburbs and not try to urbanize already built-out cities like Lake Oswego?

Tuesday, August 19, 2014

Apartment boom and bust

Is the timing for the Wizer Block apartment project past?  Is the apartment market becoming over saturated?

From the Barry Apartment Report: Spring 2014 

HEARD ON THE STREET
“The smart money is saying if you’re not out of the ground now, or very close to getting out of the ground, you might have missed the boat.” Craig McConachie C&R Real Estate Services

“Fully supplied, not oversupplied in 2014. The apartment sector may flirt with over- building, but this industry can lay off the gas pedal fairly quickly.” Real Estate Analyst—2014 ULI Emerging Trends

“Retail is a fine idea, but as a planning tool, I think it’s been applied too liberally. It’s over-supplying the retail market essentially,” Spencer Welton, Simpson Housing, regarding ground floor retail at many of the new apartment buildings. 

“If you want a snapshot of what Portland chic has become, just drive—well, maybe you’d better bicycle—down Division Street between SE 31st and SE 44th Avenues.” Willamette Week 

“Setting bare minimum standards and then offering developers a thousand ways to dodge them is a short sighted calculation masquerading as big city thinking,” Oregonian editorial 

Is time right for a comeback by condominium projects?
Daily Journal of Commerce, August 18, 2014, By Inka Bajandas

Industry professionals monitoring construction of first Portland condo tower since recession




Construction of Hoyt Street Properties’ 28-story Block 15 condominium tower in the Pearl District is prompting discussion whether more such projects could follow in Portland. (Rendering courtesy of Boora Architects)

Becky Scharf is watching progress of Hoyt Street Properties’ Block 15 condominium tower under construction in the Pearl District. But what the principal broker at Urban Properties Group really wants to know is if the first condo project to emerge in Portland after the recession is a sign of more to come.
“I have clients asking me about new projects all the time,” she said. “Everything is leased out. Definitely, we could use more inventory.”
Scharf and other Portland-area brokers say too few Portland condos are available in areas like the Pearl District and South Waterfront District to keep up with rising demand.
The idea for Hoyt Street Properties to build more condos didn’t come up until the company teamed up with developer Joe Weston, who pointed out that Portland’s rental market was starting to become oversaturated, Hoyt Street Properties President Tiffany Sweitzer said. She also reasoned that in the time needed to build another condo project, the market would improve.
“We started to look at the resale market take off,” she said. “We thought we have an opportunity. We can be the first one out.”
Block 15 will capitalize on the tight market for Portland condos, Becker said.
“There is just not a lot to choose from right now,” he said. “That’s something that Block 15 has going for it, but it’s going to come at a premium.”

Metro's "innovative" codes

Form-based codes.  The transformation of suburbia to higher density, more urban development patterns.  

Metro's Community Investment Tools

Innovative Design 
and 
Development Codes


Innovative design and development codes: tools for investing in our communities 

Model approaches and tools in the toolkit
  FROM SUBURBAN TO HIGHER DENSITY URBAN
How can we make graceful physical transitions from suburban development patterns to a higher density, more urban, pedestrian- oriented character?
Public realm transitions
• Pedestrian improvement requirements 
• Ground floor active use provisions (Mixed use retail, office or other commercial)
• Design and development standards
• Minimum floor area requirement (Floor Area Ratio - higher FARs mean higher density)
• FAR bonus (Typically a density bonus for adding housing)
• Flexible parking requirements 

Density and use transitions
• Non-compliant use provision (Helpful when transitioning from one land use to another)
• Development Agreement 

TRANSITIONS IN SCALE
How can we improve the relationship between buildings and zones of different scale through creative design approaches that also maintain support for compact development in centers and corridors?

Code flexibility to support contextual design
• Form-based codes (Disregards old zoning land use codes)
• Menu-based codes
• Improved objective design standards (Streamlines developers's projects with little or no  
                                                               development review or public input)

Transition zones for better contextual design
• Cottage housing development code provision (No zone allows for clustered housing on LO - yet)
• Stepbacks
• Transfer of development standards 
• Mixed-use development standards (All commercial areas may become mixed-use zones with 
                                                           upcoming code changes. This would drastically change the city.  
                                                           Is anyone talking about this?)

PARKING
How can we best provide parking in areas targeted for compact development to achieve desired levels of density and urban forms?
Managing parking to maximize urban form
• Parking supply inventory (Number and location of on-street and off-street parking spaces in a given 
                                            area.)
• Structured parking (Above or below ground parking garages - replaces standard lots)
• Removing parking minimums (No need to provide for minimum parking needs - we're all going to 
                                                    walk, bike or take transit everywhere!)
• Parking maximums  (Limit on how many parking spaces a development can offer - usually designed 
                                    to be minimal and ignores the fact that people drive cars.  See above.)
• Unbundling parking (Separating parking from development or use; parking can be on-street or in a 
                                    lot shared by another business, but no more parking at the building you want to
                                    go to, but there won't be enough parking anyway.  See above.)
• Parking benefit district (This is where the developer, not the public, benefits.)
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PUBLIC INVOLVEMENT
How can multi-faceted codes and planning documents be translated effectively to developers and the general public to articulate a clear vision for future growth that can be rendered in built form?
Visualizing zoning 
• Urban design plan   (We need graphic representations and educational seminars. Right now, only 
                                   the planners know what they are doing to the city.)
• 3-D modeling (This would be wonderful!  What would the city look like with proposed new codes?     
                          We should know.)
• Urban form focused codes and code guides (Codes that dictate the shape and bulk of buildings 
                                                                         rather than what they are used for. Form-based codes 
                                                                         are best for mixed use and transforming areas into 
                                                                         higher density urban shapes.)


How can we engage neighborhoods to build support for the implementation of the region’s 2040 vision?
Involving neighborhoods
• Neighborhood grant program
• Educational series                                                      
• Outreach and education program    (Any effort to allow the public to SEE what codes will do to/for 
the city would be great! Then allow citizens, not just advisory groups to have a say in what the city should look like - regardless of what Metro wants!  Maybe we should even vote for a plan - not just the Comprehensive a Plan full of policies, but 3-D models and descriptions of how the city would 
function when fully built out.  Modeling should be a requirement for all code changes.)