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Urbanism – Local planning code isn’t friendly to ACUs

Posted on by Posted in Concordia News, Land Use & Transportation

In October, this column continued its series on accessory commercial units (ACUs). This is the fourth and final installment.

The legend of Hewlett Packard’s origin begins, effectively, in an accessory commercial unit (ACU), with Bill Hewlett and Dave Packard developing an audio oscillator in a garage in 1939.

It was not the first company, or the last, to begin in that way:

  • Google was begun in a garage, which Larry Page and Sergey Brin rented from a friend, Susan Wijcicki, in September 1998.
  • The first Apple computer was developed in 1976 by Steve Jobs – in his parents’ garage – with Steve Wozniak and Ronald Wayne.
  • Microsoft started in a small garage in Albuquerque, where Bill Gates and Paul Allen first developed programming and operating systems for IBM.
  • Jeff Bezos created the first version of Amazon in his garage in Seattle.
  • Walt and Roy Disney even created their first films in their uncle’s Los Angeles garage in 1923!

Yet, in the Concordia neighborhood, it’s unclear to what extent this – or other forms of ACUs – would be legal today.

The residential zones are governed by Table 110-1 of the Portland Title 33 Zoning Code. It states none of the residential single-dwelling zones allow for retail, office or other commercial primary uses.

It does allow for accessory uses that comply with all development standards. But those development standards do not allow for structures within the front setback that would allow for pedestrian-oriented businesses fronting the sidewalk.

On sites served by alleys – because zero-setback buildings are allowed to front on alleys – it’s possible to build structures there containing accessory uses. However:

  • Hours are limited to 7 a.m.-9 p.m.
  • No more than one nonresident employee is allowed onsite.
  • Service is limited to eight customers per day.
  • No retail services are allowed onsite.
  • The dwelling and site must remain residential in appearance and characteristics.

So, there are very limited types of commercial uses that would be legal under the existing code. Budding entrepreneurs would have to fit within these restrictions. Otherwise, they would not be able to engage legally in their commercial activities in residential zones.

As mentioned in the previous installment in this series, there are good questions to be answered about where – on lots, on which lots, in which parts of the city – ACUs should be allowed. There are many ways to answer these questions, and no necessarily right or wrong answers.

There are just different conclusions that people can come to through the process of community dialogue. Yet, in the Concordia neighborhood, it’s unclear to what extent this – or other forms of ACUs – would be legal today.

Neighbors interested in discussing ACUs further are welcome to join the monthly meeting of the Concordia Neighborhood Association Land Use & Transportation Committee. Find details at ConcordiaPDX.org/CNAMeetings and ConcordiaPDX.org/lutc.

Editor’s note: The first three installments of this Urbanism series about ACUs were published in July, August and October. 

Garlynn Woodsong lives on 29th Avenue, serves on the CNA board and is an avid bicyclist. He also is a dad who is passionate about the city his son will inherit. He is the planning + development partner with Cascadia Partners LLC, a local urban planning firm. Contact him at LandUse@ConcordiaPDX.org.

Stay Pet Hotel amenities aren’t a dog’s tale

Posted on by Posted in Concordia News, Local Businesses
Malcolm frolics with Anne Graves who, with partner Mike Lauria, celebrated the 15th anniversary this year of Stay Pet Hotel. Photo by Nancy Varekamp

By Malcolm As told to Steve Elder CNA Media Team

Call me Malcolm. Just Malcolm. We dogs don’t usually have last names. Sometimes in veterinarian’s offices, animals are called by their first names plus the last names of the people they’re with, but that’s usually for treatment or billing.

I’m a fairly large dog, called a Doberman mix for half my parentage. As a puppy people called me “adorable.” Now I’m just called ”good looking.” Sometimes people are apprehensive about my size.

When my people – Concordians Steve and Tricia Elder – needed to go out of town, I stayed at a local doggy hotel. It’s one of two in the neighborhood, both operated by the same team of people. They offer doggy daycare at the facilities too.

My overnighter was at Stay Pet Hotel, 3606 N.E. Columbia Blvd., where its 15th anniversary was celebrated this year. It’s owned and operated by Anne Graves, a veterinary technician, and Mike Lauria, a dog trainer.

They started 3 Dogs Boarding and Daycare, 5340 N.E. 42nd Ave., 13 years ago, and they bought Stay Pet Hotel five years ago. They entertain an average of 80 dogs at each location at any given time.

“The timing was right for us,” Anne explained. “We were both looking for a new adventure, and we saw the need for cage-free boarding in the area. The proximity to the airport was a bonus, and both locations having lots of outdoor space just sealed the deal.”

Together, the two facilities include 10,000 square feet of outdoor play structures, doggy wading pools, sprinklers and sandboxes. Indoors they have 5,000 square feet of climate-controlled area with chairs, beds and more play structures.

Employees at both locations supervise furry guests 24/7.

Overnight guest dogs sleep kennel free, Anne explained. “By night they have the run of the sleeping areas. Our furry guests are free to sleep on a bed next to a buddy or two or three, on a cushy chair alone or on the floor.”

For shy dogs and/or ones in search of privacy – or hanging out with their own packs – both Stay and 3Dogs offer private suites.

“We work hard to create a stress-free environment,” Anne said. “We play music specifically selected to soothe anxious pups. Also, our staff provides lots of individual attention.”

Before my lodging at Stay, I made a visit there to be checked out for disposition issues with the staff and/or other dog guests. And we talked about special needs. (I didn’t have any.) Medication and special diet services are included with boarding fees.

Steve Elder, elder.monaville@gmail.com, is an inactive lawyer, a developer, activist and old grouch.

Catalytic converter thefts plague Concordians

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Catalytic converter thefts aren’t unusual these days in Concordia. But Michael French’s experience was. Thieves towed his car a few blocks away, removed the converter and left the car otherwise untouched. Photo by Edana French

By Mac Larsen | CNA Media Team

When you search “catalytic converter theft” on Concordia Nextdoor.com, you’ll see countless posts of desperate neighbors dismayed that they, too, have been victims of the crime.

This form of petty theft is so common in the Portland metro area that many car owners see catalytic converter theft as almost inevitable, leaving many wondering, “Why does this seem to always happen?” and “What can be done?”

Michael French awoke in his home in southwest Concordia to discover his car was missing from the spot he’d parallel parked it the evening before.

“Generally thieves will cut the converter out of a car without taking the entire car,” he said. His experience was the opposite. Three days later police found his car not far from home. The catalytic converter was the only thing that appeared to be missing or damaged.

“The car, otherwise, was in good condition, and nobody had ever gotten inside it,” Michael said. “It was still locked.”

Auto mechanics are on the front lines of dealing with this problem. Ron Johnson, a local mechanic, has observed a steep increase in catalytic converter theft over the past few years. He said the shop is replacing the catalytic converters of about 50 Priuses a year.

According to Ron, for the Gen 2 Prius like Michael’s, it takes only three minutes to remove the catalytic converter if the thieves have the proper equipment and a makeshift tow jack. A neighbor who saw Michael’s Prius stolen noticed the thieves used the back of a pick-up truck to move the car away from the neighborhood.

Generally, thieves are stealing the converters for the rare metals they contain – palladium and rhodium – and a Prius converter can sell for about $1,200 as scrap metal.

Peter Keller in south central Concordia had his own experience with would-be thieves when he was awakened at 5 a.m. to what he said sounded like a train derailing. Using two hacksaws, the thieves were halfway through removing the converter when Peter made a commotion and scared them off.

The tide may turn Jan. 1 when Oregon Senate Bill 803 takes effect. It prohibits scrap metal businesses from purchasing or receiving catalytic converters, and it passed by a majority in both the Senate and House.

Mac Larsen is a graduate student at the University of Oregon, pursuing a master’s degree in journalism. He grew up in Concordia neighborhood and can be found frequently on Alberta Street, complaining about all the construction.

NAYA Gala turns to virtual fundraiser again

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The 2020 annual NAYA Gala went virtual, and this year’s gala follows suit. Live streaming of the fundraiser begins at 6:30 p.m. Friday, Nov. 5. Attendance and raffle tickets, and auction bidding begins earlier. Photos courtesy of NAYA

By Brittany van der Salm | CNA Board Member, AL6

COVID-19 doesn’t deter the Native American Youth and Family Center (NAYA) from continuing to host NAYA Gala. The 18th annual gala and fundraiser is virtual for the second consecutive year.

The livestream event begins at 6:30 p.m. Friday, Nov. 5. Prior to this, bidding on auction items was scheduled to begin Friday, Oct. 29, and ticket sales for a raffle on Monday, Oct 25.

Registration for the event, raffle and auction is at NAYAgala.org. The page will be updated with more information as the event gets closer.

Despite the format change, events manager Vawn Borges reported the organization still recorded over 800 unique viewers and 250 registered auction bidders last year. They generated similar donations to what the organization normally sees at in-person events.

The 2020 move to the virtual format allowed attendees from as far as Australia and Germany to tune into the livestream, bid in the auction and make donations, Vawn said.

This year, NAYA will again offer guests the option of ordering a traditional Native-inspired dinner catered by ChefStable and delivered to their homes. They may also bid on an array of auction items, including a blue glass vase made by Lillian Pitt, Northwest Native artist and former Alberta Arts District gallery owner. Add to that a selection of jewelry from the Southwest, several travel packages and more.

Although planning for the event is still underway, some changes to the program of the livestream event are expected, including several live performances.

Vawn said he wants the gala to feature more entertainment by Native performers. “We hope our virtual attendees will find our program more engaging overall.”

Longtime gala emcee and NAYA board member Zeke Smith will again host the event, and he will be joined by Johnna Wells to run the auction.

The annual gala is NAYA’s largest source of unrestricted funding. Money raised through the event is used to fill budget shortfalls or gaps. That ensures programs not fully funded through government contracts or foundation grants can continue to run.

NAYA is located on Columbia Boulevard and 52nd Avenue. It provides educational, housing, community building, foster care, elder and other services each year to over 10,000 self-identified Native Americans across the Portland metropolitan area.

Brittany is a board member of the CNA, and has lived in the neighborhood since 2019. She works as a Medicaid disability policy consultant with a national nonprofit firm. Brittany loves to bake and bird watch.

Meet the Board – CNA is just one passion that attracts Brittany

Posted on by Posted in Concordia News
Concordia isn’t the only community in which Brittany van der Salm gets involved. She is pictured here during a monthly virtual meeting that connects her with fellow The Dinner Party participants, each of whom has lost someone significant in their life. Photo by Paul van der Salm

By Brittany van der Salm | CNA Board Member, AL6

Hi Neighbors! I’m Brittany van der Salm, a board member of Concordia Neighborhood Association (CNA). I moved here in November 2019 with my husband Paul and our critters.

You can spot us at Alberta Park with our pups, Etta and Dobby, and grabbing cones at Salt & Straw. Or find us gardening in our yard with the help of our outdoor guard cats, Red and Fats Domino – in fact, you may have already met them. They love to greet people walking by.

Professionally, I work as a policy analyst, and I focus primarily on services and supports for people with intellectual and developmental disabilities.

Outside of work – when I’m not planning my Halloween decorations – I like to read and bake. I love to bird watch, whether at my yard feeders, around the neighborhood or outside the city.

Several times a month I participate in and host virtual dinner tables through an organization called The Dinner Party. It provides community and support for people ages 20-40 who have lost someone significant in their lives.

On the last Tuesday of every month, I host a table for people all over the country who, like myself, have lost both parents. I love having this opportunity to connect with people who just “get it.’”

For me, showing up for the communities I’m a part of makes me feel more connected. That’s why I decided to run for election to join the CNA Board of Directors – to join others in my neighborhood and to help others to feel like a part of our community.

I’ve learned so much about the issues impacting our neighborhood by being on the board and attending meetings. On Nov. 3, we’ll have elections for next year. Board chair Peter Keller offers more details about that here.

If you’re interested in taking on a bigger role in our community, I urge you to consider running!

Dogwood is a marriage of wine and flowers

Posted on by Posted in Concordia News, Local Businesses
Newlyweds Gabby Terraciano and Brant Ozanich share their love for wine and flowers in their new shop, Dogwood at 4932 N.E. 30th Ave. They’ll mask up and uncork a few bottles at the Oct. 31 CNA Social Mixer. See RSVP information below. Photo by Nancy Varekamp

By Javier Puga-Phillips | CNA Board Member, AL4 CNA Social Committee Chair

A new concept arrived in Concordia when certified sommelier Brant Ozanich and expert florist Gabby Terraciano opened the doors of Dogwood in April.

Dogwood is a wine and flower shop. “Wine and flowers are the perfect marriage,” Brant declared. In fact, he and Gabby are newlyweds and have taken the pandemic to relocate from San Francisco to start a new chapter in their lives.

“We always wanted to open our own business, and the pandemic gave us the extra time we were needing to do so,” Brant shared. They got married and opened their dream shop one month apart last spring.

Dogwood has an extensive selection of wines and flower arrangements ready for any occasion. As for the selection process, Brant noted, “We made a list of the wines we wanted to see in our shop and started selecting based on that list.

“We prefer wines grown on the West Coast from independent family-owned wineries and European wines.”

The flowers, on the other hand, are locally sourced, and Gabby and Brant are big believers in supporting women-owned businesses.

The couple met in San Francisco, but both have always had a soft spot for Portland. “Portland has always been a great city for us. We love the people, weather and vibe of the city,” Brant reported. When they came to Portland, they made a reservation in a popular restaurant on Alberta Street.

When they were ready to take the leap of faith and open Dogwood, they went back to Alberta and walked the street over and over again, realizing the need of a wine or flower shop.

They came across 4932 N.E. 30th Ave., where the shop is now located. “As soon as we walked into the space, we knew this was it,” Brant pointed out. They knew immediately that the Concordia neighborhood was home for them.

The decision on the shop’s name was almost as easy: Brant’s and Gabby’s love story began with dogwoods. “They were one of the first flowers I picked up for Gabby,” he explained.

Dogwood features a wine club that explores different regions of the wine world. Its focus is on enjoyment and education. The owners are also planning a combination of classes to get the community involved. Visit DogwoodPDX.com or Instagram.com/DogwoodPDX for details.

CNA Social Mixer

Concordia Neighborhood Association partners with Dogwood for a Halloween mixer from 7 to 10 p.m. in the new store. Dogwood plans to serve appetizers at the free wine tasting. Space is limited, so RSVPs are due at Social@ConcordiaPDX. org, and proof of COVID-19 vaccination is accepted at the door.

Nota del editor: Artículo disponible en Español, visita ConcordiaPDX.org/Dogwood.

Javier Puga-Phillips holds the At Large 4 position on the Concordia Neighborhood Association (CNA) Board of Directors, manages rentals of the McMenamins Kennedy School Community Room and chairs the CNA Social Committee. He is a real estate professional locally, and he is a published author and motivational speaker in Latin America and Spain.

Urbanism – Affordability is vital to develop ACUs here

Posted on by Posted in Concordia News, Land Use & Transportation

In August, this column continued its series on accessory commercial units (ACUs), and it focused on placement.

Affordability is also vital.

Affordable commercial space is not necessarily easy to come by in this neighborhood.

This is largely due to city zoning rules, under which most commercial uses are not allowed outside commercial/mixeduse zones. That’s where the price of land is higher on a per-square-foot basis than for land with residential zoning – even if just on the other side of a lot line from commercially-zoned parcels.

This is partly a function of the potential residual land value of developing to the highest and best use allowable on a property.

Seller expectations also play a role, with an expectation of a seven-figure sales price for commercially-zoned land in a hot corridor, even if it isn’t currently producing income of any sort. Even vacant lots can command a price premium, if they are commercially zoned.

Even if commercially-zoned lots were the same price as residentially-zoned lots, a lot in Concordia with a viable building on it of 2,000 square feet or more will likely cost more than $650,000. A smaller building might fetch as little as $250,000, if not in great condition.

That is a lot of cash.

Many people can afford to buy a home for those prices, because they’re able to save for down payments and can obtain federally-backed low-interest mortgages.

Yet purchasing a commercial property for a similar price to start a new, unproven small business is not really within the realm of possibility for these same people.

Therein lies a conundrum. To start a new business, a budding entrepreneur needs space within which to operate. Often, the entrepreneur-to-be may have access to a single-family home, perhaps with a garage or basement that provides the extra space within which to set up specialized equipment and create a product to offer.

The incremental price to build a new commercial structure as an accessory to a home is just the cost of the structure. The land has already been paid for by the primary use.

The incremental price of a new business could thus be reduced by an order of magnitude. It could be as little as the cost of bringing in a shipping container, trailer, camper, prefab shed or other space sufficient to house a small new business. That expense could be small enough to put on a credit card or saved within a reasonable amount of time on a middle income.

Bringing down the cost of entry can reduce the barriers of entry into affordable commercial space. This can ease attainment to the first rungs on the ladder of economic opportunity and make business creation more accessible to folks without subsidy.

The only requirement is to change zoning codes to allow for the legal concept of accessory commercial space.

Editor’s note: The first two installments of this Urbanism series about ACUs were published in July and August. 

Garlynn Woodsong lives on 29th Avenue, serves on the CNA board and is an avid bicyclist. He also is a dad who is passionate about the city his son will inherit. He is the planning + development partner with Cascadia Partners LLC, a local urban planning firm. Contact him at LandUse@ConcordiaPDX.org.

CNA LUTC Meeting, Wed., Oct 20th, 2021: Draft Agenda

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Here’s the draft agenda for the CNA LUTC meeting this coming week.

Rachel Walsh from the Columbia Slough Watershed Council will be there to discuss potential pathways for collaboration.

Also, we plan to recap on the Alberta Street Design Walk, and discuss drafting a letter in support of the Historic Resources Code Project, as authorized by the Board.

You can join the meeting here:
Web:

Phone:
316-512-3077
PIN:
417604919#
One-touch:
316-512-3077, 417604919#
Looking forward to seeing you then!
cheers,
~Garlynn

From the Board – Be the change you want to see in Portland

Posted on by Posted in CNA 1 Comment

While it’s only October, it’s time to start thinking about the upcoming Concordia Neighborhood Association (CNA) board election, being held at our annual meeting on Nov. 3. I know that a lot of you consider volunteering for the CNA board or other community organizations. I understand this sentiment because I felt the same way for years.

With everything going on in Portland these days, many Portlanders complain that the city government is ineffectual and, like most of us, are pining for positive change.

We are all part of this city, and neighborhood associations are the grassroots level of city government. The CNA board represents 10,000+ Portlanders and, when we endorse issues or write letters, we are usually heard.

For example, this month we secured a meeting with the current owners of the Concordia University property, Lutheran Church Extension Fund, to lobby on behalf of the neighborhood. This resulted in some reassuring updates about the sale.

All of the members of our board volunteer their time because they want to be part of their community. Many of them have been on the board for years, and this continuity is really important in maintaining a nonprofit, all-volunteer board. That said, it’s great to get new volunteers who bring fresh energy and thinking.

At the moment, we are fully staffed. However, this could change in November if some current board members whose terms end in December decide not to run for re-election, and we don’t have new volunteers from the neighborhood to fill their board seats.

Just like any election, when a current board position is up for election/re-election, any qualified person can run for that seat regardless of whether the current board member is running for re-election.

So, if you’re interested in serving on the board, don’t be dissuaded because the position is currently filled. Put your hat in the ring, and may the best candidate win! That’s democracy.

In odd-numbered years like 2021, odd-numbered board seats are up for election. CNA board members serve two-year terms. The chair position, currently held by me, is only a one-year position so is up for election every year. So, by my count, that’s six board seats and one chair up for grabs.

Next month, I’ll provide an election primer. Meanwhile you can reach out directly to me with questions and/or check out our CNA bylaws to learn more: ConcordiaPDX.org/about-cna/bylaws.

Native Portlander Peter Keller has lived in Concordia since 1997. He runs a small marketing agency with partner Max, out of their home studio. He loves exploring outdoors with and without his dogs.

CNews Update – Grove info, tour are on tap

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Eleven local organizations are asking builders to avoid harming the International Grove while reconstructing the 42nd Avenue Lombard overpass. Representing three of those organizations are (left to right) Angelique Saxton, Native American Youth and Family Center; Bruce Nelson, Cully Tree Team; and Barbara Wharton, Concordia Tree Team. Photo by Chris Baker

Local tree advocates met recently with city representatives to discuss how to protect and preserve the International Grove. A report on that meeting is at ConcordiaPDX.org/pbot-grove-trees. To learn more about the challenges to the 10-year-old grove and to tour it, meet Saturday, Oct. 2, at 10 a.m. at Holman Street and 41st Avenue.

Note the date change from what was announced in CNews at ConcordiaPDX.org/2021/09/tree-teams-celebrate-groves-10th and ConcordiaPDX.org/2021/09/advocates-rally-to-preserve-grove.