Concordia Neighborhood Association | Portland, Oregon

Category Archives: Land Use & Transportation

OPINION: Will new development continue legacy of work in Concordia Neighborhood?

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

by Jon Engelsman

At first glance, the four-story apartment building slated for construction at NE 30th & Killingsworth feels like an all too familiar tale in Portland’s busy infill development market. But in the case of the 30th & K apartments, it’s the cast of characters involved and their existing relationships with the Concordia neighborhood that make it interesting.

In fact, the three key players involved with this new project have a well-established legacy here, specifically through their recent involvement in numerous expansions of nearby Concordia University campus.

Brian Spencer – The Developer
Brian Spencer is the owner of Ascend Holdings and newly formed 30th & K Properties LLC. He is also the owner of a former Best Buy in NE Portland now leased to Concordia University as their Columbia River Campus. Renovations of that campus expansion were built by…

Union Corner Construction- The Contractor
Union Corner Construction was signed on to build the new 30th & K apartments. The company is also the general contractor for recent Concordia University campus expansions, including the library and community stadium, as well as the university’s new law school and library in Boise, Idaho. All of these campus expansions were designed by…

Mackenzie – The Architect
Mackenzie is a long-standing Portland architectural firm that is the designer of the new NE 30th and Killingsworth apartment building. A preliminary drawing of the building was included in the March 2016 edition of the Concordia News. Of their previous work with Union Corner Construction and Concordia University, Mackenzie boasts designs that are LEED certified, “sensitive to the residential context,” and “respectful to the surrounding community.”

In light of this significant history with Concordia University, it begs the question of how these three parties came together for the new 30th & Killingsworth development and whether the university is somehow involved. Considering the university’s involvement in the new Concordia Student Housing, currently under construction only thirteen blocks away on 17th & Killingsworth, it’s not a stretch of the imagination to wonder what might be in store for the new 30th & K apartments.

And while there is no doubt that this development group has built an impressive legacy of work in our area, one thing is certain: the Concordia neighborhood hopes that those involved in the 30th & K apartments will build upon their legacy of work by creating something that meaningfully integrates with the community and becomes something that the neighborhood will point to with pride.

Joe Engelsman is a Concordia resident.

ADUs over the back fence?

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

by Spencer Parsons

Take a look over your back fence. In addition to seeing your neighbors starting their Spring gardening, you may see them breaking ground on some new construction in their backyards. They may be building new accessory dwelling units (ADUs), some may even be building them inside their property line “setbacks”.

Generally, construction is restricted around a property’s boundaries by setbacks specified in zoning regulations, However, in December Portland revised its own Zoning Code regulations regarding ADUs, including relaxing height restrictions and setback requirements for new ADU construction. Homeowners in Portland are now allowed to build their ADUs within the five foot property line setback.

Portland Zoning Code Section 33.205 contains the updated ADU requirements. ADUs can be created by converting existing space in a home to separate living quarters, by finishing unfinished but existing space in the home (like in an attic or basement), by adding to an existing structure (like a detached garage) or by building a new structure.

Is an ADU the right Springtime/Summertime project for you? There are some considerations to weigh. Like all new construction, building a new ADU (or converting an existing structure into an ADU) will typically be subject to all applicable City permit fees, as well as system development charges (SDCs) that are levied by the Portland Parks, Environmental Services, Transportation, and Water Bureaus to offset the impact of the new development on the services provided by those City bureaus. However, some SDCs may be waived by the City for ADU projects if certain criteria are met and the project is submitted on or before July 31, 2016 and receives final inspection approval on or before June 30, 2017. If you are considering undertaking an ADU project, your first call needs to be the City for details on the SDC waivers.

Your next call may need to be to Multnomah County. The question of how new ADU construction may impact a homeowner’s property tax bill is still up in the air. The following disclaimer by the City of Portland, or similar versions, appear in multiple places all over the City’s web page:

Construction of an ADU could result in a significant increase in property taxes under Oregon tax law. So before you start an ADU project, it’s important to contact the Multnomah County assessor’s customer service line at 503-988-3326 or visit their website at for more information.

For some, the potential tax implications may be a deal-breaker for building a new ADU. For others, while it is something to watch it will not be enough to deter the addition of an ADU in the basement or backyard. Eventually, the dust will settle on the ADU property tax question. Whether that time will come before the SDC waiver window closes this July is still up in the air. Stay tuned…

Spencer Parsons is a land use attorney who lives in and practices law in the Concordia Neighborhood. He can be reached via email or phone (971) 279-2018.

2nd Annual Spring Alley Cleanup April 16th!

Posted on by Posted in CNA, Concordia News, Land Use & Transportation, Volunteer Opportunities

By Garlynn Woodsong Chair, CNA Land Use & Transportation Committee (LUTC)

For the second year in a row, the Concordia neighborhood is partnering with Concordia University, Metro, and SOLVE to host an alley cleanup event from 10a.m. to 4p.m. on Sat., April 16.

We learned last year that it would be particularly helpful for neighbors who own trucks and live on an alley to show up and help to transport the debris collected in the alleys to the Metro Central Transfer Station. The costs are “comped” by the event sponsors, so we just need the volunteers with trucks to show up! Last year, we did not have enough trucks or drivers, and some volunteers had to continue making the dump runs with too few trucks on into Sunday. We would like to avoid asking that of our volunteers this year.

Neighbors, students performing a day of service, and others will gather between 9:45a.m.and 10a.m. at the intersection of the 28th/29th alley and Emerson street to receive supplies and instructions, then split off to clean up various alleys around the neighborhood.

The cleanup is the first step in a long-term process of building community momentum towards alley improvement efforts. Alleys are a public right-of-way, but, like sidewalks, their maintenance is the responsibility of adjacent private property owners. Historically, alleys were used to provide automobile access to homes. There is now a growing community consensus that these spaces can be enhanced to not only serve this original function better, but also be community spaces that provide many opportunities for residents that enhance the quality of life. The specifics of the vision for the future of each alley must be developed and owned by the neighbors on each block.

There are over 120 alley blocks in the Concordia neighborhood. Of these, alleys will be prioritized for cleanup on April 16th where adjacent neighbors have reached out in advance, and/or show up on the day of the event.

Please contact Garlynn if you would like to be involved in the cleanup, if you can offer the use of a truck for the day of the event, and to learn more about how your alley could be improved to become a better community resource.

Concordia residents interested in discussing this or any other issue related to land use and transportation are invited to attend the Concordia Neighborhood Association Land Use and Transportation Committee (CNA LUTC) meetings at 7p.m. on the third Wednesday of the month, in the Community Room in the SE corner of McMenamins Kennedy School. Click here to join the LUTC mailing list.

OPINION: Diary of demo & development, part 5

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

By Luke Griffin

Everyone in Concordia has had the opportunity to watch a house be torn down to make way for new houses, duplexes, and skinnies, for better and/or for worse.  This is the continued chronicle of my personal experience.

Construction on the modern brownstone has been going strong now for months.  It is a daily part of our lives that impacts the entire street. Whatever it is, my attempts to remain neutral and not let it bother me are beginning to break and I think it is time for a good rant rather than a building progress report.

The building is an eye-sore blotting out the sun and supplanting green space.  Yes, beauty is in the eye of the beholder but there are some features to this development that are simply factual. On a street of quaint houses, this cubist design is like a large brick in a bed of round river rocks.  The size of it is out of place as well, a bulking square cutting the neighborhood in half.  The building itself is placed the bare minimum 10 feet from the sidewalk and 5 feet from the side property line.  On a block of pretty front yards that is used to being filled with playing children and floating butterflies, this thing juts out breaking up the pleasant view of the middle class dream with all of its hulking indifference. There is no front yard, the classic feature which makes NE Portland neighborhoods so pretty and beneficial to the environment. For a city wanting to increase green space by 30%, this project seems like a total affront to our values and utterly disconnected from the neighborhood.

I take issue with the lack of notices we receive from the City and developers.  Throughout the entire process we have received a total of two notices before the work began.  However, since work has started we have found our street repeatedly closed, our cars often boxed in by double parked semi trucks, and the road itself torn up and poorly patched.  I don’t really mind the street closures and loss of parking, as I understand their necessity during construction, but it would be nice to get some advance notice as we go along.  Some people think we may benefit from the new house because, thanks to this awesome development, my home’s value will increase!  This, however is a bit misunderstood and is often used as an excuse for the continuation of these ill conceived projects.  It is actually my house and the houses around, along with our vibrant community, easy accessibility to local businesses, and generally lovely, connected, close-in neighborhood that motivates builders to demo and devo in the first place. I am also not planning to sell my house anytime soon.  Maybe my home value will be increased because of the duplex next door by the time I sell.  Then again, maybe the value would have appreciated anyways. It is completely hypothetical at this point.

As I get to the end of this entry, I realize in the greater context of the world’s problems, how Portland does residential development is a pretty minor thing.  However, framing the issue as a pro vs. anti argument is an overly simplistic way to stifle any sort of discourse about regulations. I am not against building but I personally believe it should be in harmony with the neighborhood it occurs in.  Portland’s few regulations mean that huge monoliths can replace quaint homes.  For those who make the argument that an owner should be able to do whatever they want with their property, my perspective is this: the Ayn Randian, me-only paradigm sells-out and otherwise diminishes core Portland values such as interconnectedness, community building. These homes price out the poor and working class as well as detract from the aesthetics and livability of Concordia.  I believe we can do better to maintain unique Portland neighborhoods and protect our most vulnerable neighbors while allowing thoughtful and mutually beneficial construction to occur.

Part 6:  Flooding concerns, Sunday workday, nasty interactions,  and garbage. 

Industrial real estate market report

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

Last month I provided a review of the current Retail real estate market where many of us look for a sign of economic vitality. This month I want to provide a window into the local Industrial real estate market. Industrial real estate typically follows Retail by 6 months while it adjusts to demands for manufacturing activity or supply- chain inventories. It shows what industry is anticipating in terms of public demand.

We have been seeing high demand and low vacancy rates develop over the last 3 years and particularly a spike in pricing over the last 12 months due in part to an uncertain political landscape, concerns over global economies and OPEC Oil pricing. But by and large, the U.S. has been doing well and appears to be on a solid footing for now. I believe the Industrial real estate market in Portland will continue to remain stable through the remainder of the year. We will have a much better idea of what to expect when we know who will be sitting in the White House and what happens to oil prices. We are in a good place at this point and perhaps the only area of concern might be the shortage of availability.

The following is a brief review of where we stand at the moment:

  • Total Industrial inventory in the Greater Portland Metro Area amounted to 201,072,105 square feet in 6,055 buildings at the end of the Fourth Quarter 2015. The Flex sector consisted of 20,971,087 square feet in 810 projects.
  • The Warehouse sector comprised 180,101,018 square feet in 5,245 buildings. 471 owner-occupied buildings accounted for 35,424,077 square feet of Industrial space.
  • The Average 2015 Portland Industrial market ended 2015 with a vacancy rate of 4.8% and rental rates ended the fourth quarter at $7.09 per square foot per year ($0.59sf/mo.).

A closer look at the industrial market is represented by Airport Way and Columbia Corridor properties:

Warehouse Market Statistics
 Airport Way vacancy stands at 1.3% with rental rates quoted at $6.33/yr. ($0.527/sf/mo.)
East Columbia Corridor vacancy is 6.3% with rental rates quoted at $6.70/sf/yr. ($0.558/sf/mo.)

Flex Submarket Statistics
Airport Way vacancy is at 10.5% with rental rates quoted at $11.17/sf/yr. ($0.93/sf/mo.)
East Columbia Corridor vacancy is 5.8% with rental rates quoted at $14.18/sf/yr. ($1.18/sf/mo.)

Sales Activity
The average price per square foot equated to $72.83 per square foot. Cap rates were lower in 2015, averaging 6.68% compared to the previous year when they averaged 7.09%. However, to put this in perspective, a modern 20,000 sq. ft. general- purpose warehouse building will fetch closer to $110/sf compared to $85/sf in 2008.

For additional information please call Isaac Quintero, Principal Broker Magellan Properties, llc at 503 351 4585.

Comprehensive Plan Proposed Zoning – Neighborhood Discussion Drop-In Hours

Posted on by Posted in Archive, CNA, Events, Land Use & Transportation

Concordia_CompPlan_Map_11-18-15

Nan Stark, City Planner / NE District Liaison for the Bureau of Planning Services (BPS), will be in the McMennamins Kennedy School Community Room from 4:30 – 6:45 pm on Wednesday March 16th to talk with Concordia property owners who received Measure 56 proposed R5 to R2.5 zone change notices.

She will also be available to talk about the status of the Comprehensive Plan Update and related topics. Her contact info is:

503-823-3986
nan.stark@portlandoregon.gov
www.portlandoregon.gov/bps

These proposed changes will also be discussed during the monthly CNA Land Use & Transportation Committee (LUTC) meeting that follows from 7 – 9 pm.

Click here to join the LUTC notification list.

CNA Land Use Update

Posted on by Posted in Concordia News, Land Use & Transportation 1 Comment

By Garlynn Woodsong, Chair, CNA Land Use & Transportation Committee

The CNA Land Use & Transportation Committee (LUTC) is making a number of improvements. The Board approved the first LUTC Charter providing clear guidance on its policies, responsibilities, processes, and operations. They also ratified an initial slate of Members: Ben Earle, Steve Elder, Sam Farber-Kaiser, Ken Forcier, Jeff Hilber, Ali Novak, Kirk Paulsen, and Garlynn Woodsong. Up to nine are allowed and we hope to fill the open position soon.

The LUTC is also excited to work with the new CNA web team to soon start posting meeting information and related resources on the revived site.

Portland’s Comprehensive Plan is moving into concluding phases, with a final City Council Public Hearing on April 14th, followed by voting sessions April 28th, May 25th, and June 15th. The Planning & Sustainability Commission (PSC) will hold Hearings on the Transportation System Plan May 8th and the Employment, Campus Institutional, and Mixed Use Zoning Projects and the Residential & Open Space Zoning Map May 10.

Nan Stark, NE District Liaison for the Bureau of Planning Services (BPS), will be in the Kennedy School Community Room 4:30 – 6:45pm on Wednesday March 16th to talk with Concordia property owners who received Measure 56 proposed R5 to R2.5 zoning change notices and to anyone wanting to discuss the Comp Plan Update.

The Residential Infill Project also progresses. The Stakeholder Advisory Committee (RIPSAC) I serve on representing CNA and the NE Coalition of Neighborhoods (NECN) recently held an extensive two-part design review discussion addressing building scale, narrow lot development, and alternative housing options. The RIP Online Survey Report is due as I write this, so look for the results in the April CNA Newsletter.

The  20s  Bikeway  Project  is  slated to  begin  construction later  this  year.  Unfortunately  it  won’t  include the improvements to protect the bicycle greenway from expected cut-through traffic likely from stop sign removal along the route that affected neighborhoods were promised. The Bureau of Transportation (PBOT) reversed their decision becausethe last formal traffic count from 2009 did not show a high enough level of traffic to qualify for traffic diversion per the Greenways Report adopted by City Council last August.

In addition to a couple of important new residential and mixed use development projects covered in other articles, your LUTC is also working on major arterial speed limit reductions, Concordia University related parking concerns, bicycle safety improvements on N. Portland Highway, and next steps in the Alley Improvement Project process.

Concordia residents are always welcome at CNA LUTC Meetings, 7pm every third Wednesday in the Community Room in the SE corner of McMenamins Kennedy School. Click here to join the LUTC notification list.

Rebuilding Faubion for the future

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

By Carl Jameson, CNA Media Team

Bull Dogs Excavator_color
An excavator with a demolition bucket drops its mouthful of the old Faubion School into a dumpster. Photo by Carl Jameson

Homes aren’t the only buildings being demolished and increasing in size in the Concordia neighborhood. A single story International style influenced building has been torn to ground and will be replaced by a gleaming three story structure with room for up to 800 children from early childhood through eighth grade, aka James B. Faubion School.

Built in 1950, the school was constructed during a period of modernization and new construction initiated by Portland Public Schools after World War II. In 1945, Portland voters approved a ballot measure to construct, improve, and rehabilitate its public school buildings. The ballot measure was a response to the explosive growth in school-age children that resulted from the arrival of defense plant workers and their families during the war, deferred maintenance needs and just in time for the oncoming baby boom after the war.

Faubion School's namesake: James Blair Faubion Jr. was born in Portland in 1926, attended Fernwood School and graduated from Grant High School in 1944. After joining the U.S. Marine Corps, he was sent to Okinawa, Japan, where he was wounded, paralyzed and lost both legs. He died of complications from his wounds at the age of 22. A community grateful for his service named the school in his honor in 1949.
Faubion School’s namesake: James Blair Faubion Jr. was born in Portland in 1926, attended Fernwood School and graduated from Grant High School in 1944. After joining the U.S. Marine Corps, he was sent to Okinawa, Japan, where he was wounded, paralyzed and lost both legs. He died of complications from his wounds at the age of 22. A community grateful for his service named the school in his honor in 1949.

Fast forward to 2012: The citizens of Portland approved the PPS School Building Improvement Bond. The bond is funding $33 million for the project. Concordia University, a private, non-profit Christian liberal arts university, is contributing up to $15.5 million in building funding along with land and additional resources.

Concordia and Faubion have been neighbors for over sixty years with many Concordia education students completing a part of their field experience at Faubion. The collaboration between the two institutions increased eight years ago with the tenure of Faubion’s current principal LaShawn Lee and has resulted in improved learning outcomes for students in reading, math and science.

The old style bulldog mascot of Faubion School guards the demolition site. Photo by Carl Jameson
The old style bulldog mascot of Faubion School guards the demolition site. Photo by Carl Jameson
Principal Lee soaking in the last moments of memories.Photo courtesy of LaShawn Lee.
Principal Lee soaking in the last moments of memories.Photo courtesy of LaShawn Lee.

When the new Faubion School is completed in 2017 the oldest of its former pupils will be seventy-six years old and they certainly won’t recognize their former school. The new building, yet to be officially named by PPS, will house the Concordia University College of Education and Faubion PK-8 School under one roof. Together, along with Trillium Family Services and other community partners, they will offer educational, health and social services aimed at creating a foundation of success for students. Faubion’s current pupils, temporarily at the Harriet S. Tubman site, can’t wait to move into their new home. “They were sad leave the old Faubion, but are very excited to see the new building taking shape and for the future,” said Vice Principal Jennifer McCally.

dump truck enters the job site. Photo by Carl Jameson
A dump truck enters the job site. Photo by Carl Jameson

At the old Faubion site there will be increased construction traffic in and around school grounds. Site security is a priority. There will be construction fencing surrounding the site for the duration of work.

Groundbreaking for the new Faubion School will take place in Spring 2016. Todd Construction, the general contractor for the rebuild, plans on a work schedule from 7am-5pm, Mon-Fri, but work may occur on some evenings and some weekends as needed.

Helpful links

Faubion Rebuild site

Faubion School

Concordia 3toPhD site

Concordia University

Carl Jameson is a writer/director/videographer at Craftmaster Productions, a full service creative production company. He’s lived and worked in the Concordia neighborhood since 2001. Reach him by emailing carlj@craftmasterpro.com

Apartments on tap for Bighouse Automotive site

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

By Susan Trabucco, CNA Media Team

bighouse-automotive
A 30-unit apartment building is planned at the corner of N.E. 30th & Killingsworth. Bighouse Automotive operated at this location for over 60 years. Photo by Carl Jameson

For decades the home of Bighouse Automotive and a U-Haul outlet, a 10,000 square foot parcel at the corner of NE 30th and Killingsworth in Concordia’s Fox Chase district is slated for the development of a mixed-use building, an outright use for the site under the City of Portland’s current code.

30th & K Properties, LLC, a Vancouver, Wash.-based company, recently purchased the property at 3009 NE Killingsworth from former owner David Bighouse. The project includes 30 apartment units and a small amount of ground floor retail space on the site. Brian Spencer, the company’s representative, said plans have been submitted to the City of Portland for review and permitting. Upon approval, construction will start in the spring or early summer this year.

Final details of the design are in the process of being completed, but the project will be constructed to the city -allowed height. The building will be four stories, with residential units on all floors, and approximately 800 square feet of ground floor retail space on the SW corner of the lot. -Of the 30 apartments planned, 24 will have two bedrooms and two baths; the remaining units will have one bedroom. Rents will be market rate.

Spencer said the building will be constructed with quality components, and be very nice-looking.

“I really think people are going to like it, and see it as an asset to the neighborhood,” he said.

As is allowed by City of Portland code, and because of the relatively small lot size, no onsite parking is included in the plans. In keeping in with Portland’s bike-friendly culture, however, two-wheeled commuters will be accommodated with ample bike storage.

On February 17 the development company presented its plans to the Concordia Neighborhood Association’s Land Use Committee to give committee members an opportunity to ask questions.

“We want to be good neighbors to the people that live and work near the development,” Spencer said.

Architectural design work for the project is being provided by Portland-based Mackenzie, and Union Corner Construction  of  Vancouver,  Wash.  is  the  construction  contractor.  Both  companies  have  experience  in  the neighborhood; most notably they have worked on Concordia University projects, including Hilken Community Stadium.

Apartments rendering Bighouse property
This artist’s rendering shows the current design of the a new mixed-use building to be constructed at N.E. 30th & Killingsworth.

Susan Trabucco is a business communications consultant. She lives in the Beaumont Wilshire neighborhood, just a few steps from Concordia. Reach her by emailing susan@trabucco.biz or call (503) 440-7732. 

Lower Speed Limits on Alberta & Killingsworth?

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

Neighbors have requested that the Concordia Neighborhood Association take a look at lowering the speed limits on Alberta and Killingsworth within the neighborhood.

There have been complaints that, for Alberta Street, 25 mph is a bit too fast in a situation where cars are parked right up to every corner, every intersection has two crosswalks, there are mid-block alley crossings, bicyclists are sharing the lane with cars, buses, and larger vehicles, and parallel parking maneuvers are a routine fact of life.

Similarly, Killingsworth at 30 mph represents a dangerous barrier, preventing easy crossings from the south to the north side of the Concordia neighborhood. One neighbors’ family had their car totaled when pulling out on to Killingsworth, where vehicles parked right up to the intersection along the curb block the view
of fast-moving oncoming traffic. Bicyclists have been hit while trying to cross from one side to the other of Killingsworth, and it represents a scary crossing for pedestrians as well, especially with signed and marked crosswalks few and far between.

In December, the LUTC recommended, and in January, the CNA Board unanimously adopted, a proposal to ask the City to lower the speed limit through the neighborhood on Alberta from 25 to 20 mph; and on Killingsworth from 30 to 25 mph. The 20 mph on Alberta would thus match the 20 mph on Fremont through Beaumont Village, in keeping with state law that requires 20 mph through commercial districts. The 25 mph on Killingsworth would more closely reflect its status as a mixed use pedestrian and bicycle corridor.

Concordia residents interested in discussing this or any other issue related to land use and transportation are invited to attend the Concordia Neighborhood Association Land Use and Transportation Committee (CNA LUTC) meetings at 7pm on the third Wednesday of the month, in the Community Room in the SE corner of McMenamins Kennedy School. To join the LUTC mailing list, send an email to: pdx_ cna_lu_and_t_committee@googlegroups.com