Concordia Neighborhood Association | Portland, Oregon

OPINION-Diary of demolition and development: Part 7

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

By Luke Griffin

This new duplex under construction is the one discussed in this article; the author lives directly north of the new building. The project is located on NE 32nd Avenue between Emerson and Sumner streets. Photo by Susan Trabucco
This new duplex under construction is the one discussed in this article; the author livesdirectly north of the new building. The project is located on NE 32nd Avenue between Emerson and Sumner streets. Photo by Susan Trabucco

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.

The project next door has been going on now for over a year and a half. Very little of it could be described as “good” for our street. Between the profit hungry, rude developers who threaten neighbors, to the out of place monstrosity now looming over the quaint surrounding houses, to the heartless city government with its intentional ineptness—aiding and abetting the project while sacrificing Concordia’s character so as to rake in more revenue—the process has been utterly depressing for this native of NE Portland. Such projects are not simply about demolitions and new construction but instead reflect who we are as a city and sadly, many of the Portland values that led us to love this place are being destroyed as quickly as the old homes.

Positive change

The only good part of this entry is that a new foreman now controls the job site. In an apparent “180” from all past experiences, he seem to actually care about the people impacted by this project. His first day on the job he apologetically came to my door to talk with me. It wasn’t a canned, corporate spiel but a real conversation. He said he was brought on to do the finishing work but would make sure to talk to us about anything from fences to tree lines. He seemed to truly be open to suggestions and indeed worked with me on the shared fence. He also made sure the job site was cleaned up, the outhouse was taken off my property, and the crews polite.

As much as I loathe the cheap monolith next door, he did not design the post modern, San Diego bread box nor did he decide to plant it smack dab in the middle of our quiet block. So how could I dislike him?

And it is exactly this sort of deference, along with an open dialogue with the neighborhood, that is needed to have progressive change in our town while protecting livability, history, and culture.

The finisher says he is like this because he lives in a similar neighborhood in SE and tries to imagine if this was happening next door to his family. Unfortunately, his attitude is rare and there are no regulations from the city to ensure those who care only about ballooning profits without connection to the community will be so thoughtful.

Graveling over paradise path

Like many blocks in Concordia, ours has an alley. It was a green corridor with some unkept places, but pretty with flowers, trees, and grass making it a little nature trail. But not anymore. The City decided the duplex must have off-street parking accessed from the alley; therefore, the entire length had to be leveled, graveled, and at the entry points, paved.

The developers did not want to pay for it and even ironically argued the neighbors wouldn’t like it.  The City inspector said he didn’t care. The alley was City property and they could do with it what they wanted. To the chagrin and detriment of just about everyone, the alley way is no longer green and in the summer the rocks will be piping hot. Because it is still a narrow, hard-to-access alley, we all expect the new owners to park on the street anyway.

Outraged? Here’s what to do

Contact Portland City Council, get involved with the neighborhood association, start a petition. The question is not if we change but how we change.

Luke Griffin is a native of Northeast Portland. A committed social and environmental activist, he has written for numerous publications, dedicated time fighting for civil rights in housing, served on the CNA board, and utilized world-bridging communication and management skills for the positive betterment of society. He is currently a freelance writer and is completing his Masters of Teaching at Concordia University. Reach Luke by emailing lukeg003@gmail.com.

Missing Middle Housing

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

By Garlynn Woodsong Chair, CNA LUTC

There’s a pretty hot topic being discussed now in Portland and in other cities across the nation. It’s Missing Middle Housing, a term coined only a few years ago, in 2012, by architect and urban designer Dan Parolek of Opticos Design in Berkeley, CA. The term refers to types of housing that are compatible with single-family homes in scale, but tend to provide more than one dwelling unit per lot, including:

  • Townhomes
  • Duplexes
  • Triplexes
  • Fourplexes
  • Bungalow Courts
  • Carriage Houses (Accessory Dwelling Units)
  • Single-room Occupancies
  • Townhome Courts
  • Courtyard Apartments
  • Small Multiplexes
  • Live/work units
  • Stacked Townhomes

These housing types can fill a much needed market gap, not just for young Millenials, but also for empty-nesters who are downsizing; elders wishing to age in communities; teachers, fire fighters, and the middle class; immigrants and others needing multi-generational housing; and families with children. The types all work regardless of tenure to provide both more affordable homeownership options as well as rental housing in smaller-format structures than the larger apartment buildings found on our main streets.

The demographics of Portlanders are changing. While the average number of people per home in the Metro region was 2.43 in 2010, it is projected to drop to 2.38 by 2030. For the average household size across the whole region to drop even this small of an amount (2.43 – 2.38 = 0.05 reduction in average people per household), the average people per home for new growth only will be 1.85.

This means increasing demand for smaller and more flexible housing, including these Missing Middle housing types. This means increasing demand for smaller and more flexible housing, including these Missing Middle housing types.

For more information, see www.portlandforeveryone.org or send an email.

Garlynn Woodsong is a Concordia resident and the Chair of the Concordia Neighborhood Association’s Land Use & Transportation Committee.

The Original Halibut’s hits the road, Forge moves in

Posted on by Posted in Concordia News, Local Businesses
Chicken hind quarter with garlic cilantro mojo served at Forge, one of Alberta Street’s newest restaurants. Photo by Carl Jameson
Chicken hind quarter with garlic cilantro mojo served at Forge, one of Alberta Street’s newest restaurants.
Photo by Carl Jameson

The Original Halibut’s fish and chips shop at 2529 NE Alberta Street closed last summer and moved down the road to the Piedmont Station Food carts at 625 NE Killingworth Street. They still serve the same menu of fried chips, fish and chowders, but from a bright blue food truck.

Their next door neighbor, Enzo Lanzadoro of Enzo’s Caffe Italiano, has moved into their former space and created a new restaurant in its place: Forge.  At a soft opening in mid-April, the large fireplace was the center of attention with Forge. chefs cooking with its crackling wood fire. Forge also features concrete floors and counters and a bar that seems to be a long stack of bricks. There are rough-hewn wood tables and iron work throughout.

Customers enjoy the outdoor seating at Forge. Photo by Carl Jameson
Customers enjoy the outdoor seating at Forge.
Photo by Carl Jameson

Forge is a counter-service only restaurant that seeks to be both casual and friendly. It will be open from breakfast through dinner. By late-May Forge will have a full menu of wood fire-cooked meats and vegetables.

“The idea is to have an open fire – nothing gets cooked on a stove. Imagine yourself camping in the morning you’re going to have eggs and bacon cooked over the fire – with the smell and everything,” said Lanzadoro.

The rest of the day’s menu will feature steaks seared on hot coals of either alder or oak, a variety of fish, yard-long sausages on hardwood planks and slowcooked rotisserie chicken. There will also be a lot of vegetables, not just meat. Mushrooms, eggplants, zucchini, cauliflower, and broccoli will all be available roasted over the fire and with sauces.

Forge has a full bar with a limited beer and wine selection. There’s outside seating in the front and sides of the restaurant. An on warm days, the windows will be thrown open to let in the breeze.

LUTC Meeting Agenda – May 18, 2016

Posted on by Posted in CNA, Land Use & Transportation

Land Use & Transportation Committee (LUTC)

Meeting Agenda

May 18, 2016 – 7:00 pm – 9:00 pm

Community Room – McMennamins Kennedy School

Members:     Steve Elder (CNA Board – E1), Ben Earle (Secretary), Ken Forcier, Sam Farber-Kaiser, Jeff Hilber, Kirk Paulsen, Ali Novak (CNA Board – AL4), Tyler Bullen, Garlynn Woodsong (Chair, CNA Board – SW1)

Contact:    landuse@concordiapdx.org, lutc_secretary@concordiapdx.org

Meeting Participation Guidelines

  • Discussions: Focus on most important issues, stay on topic, be respectful
  • Presenters: Provide written synopsis in advance when possible, or at least at the Meeting
  • Public Commenters: Identify yourself (include where you live), please be brief & to the point

7:00 pm      Welcome & Introductions, Quorum Check, Agenda Review

7:05 pm      Public Comments

7:10 pm      Minutes:  Review & Approve – February, March, & April (LUTC Operations: ACTION ITEMS)

7:15 pm      2016 Goals, Objectives, & Priority setting (LUTC Operations: ACTION ITEMS)

7:25 pm      Demolitions:  3636 NE Killingsworth (Land Use – Residential: POSSIBLE ACTIONS)

7:30 pm      CNA LUTC “Letter to Developers”:  Implementation plan (Land Use – Demolitions & Development: ACTION ITEMS)

7:35 pm      Development:  Redesign Team recommendations; Concordia U GNA (Land Use – Mixed Use: ACTION ITEMS)

7:45 pm      Concordia University GNA (Transportation – Parking: PENDING ACTION)

7:50 pm      Concordia Design Standards: Design Team launch (Land Use – Development: PENDING ACTION)

8:00 pm      NE Lombard / N PDX Hwy (US 30):  Bicyclist & ped. safety (Transportation – Road Safety: POSSIBLE ACTIONS)

8:10 pm      Transportation Updates (Transportation: STATUS REPORT)

8:20 pm      ZipCar Proposal (Transportation – Parking: POSSIBLE ACTIONS)

8:30 pm      Comprehensive Plan  (Land Use – Residential, Mixed Use: STATUS REPORT)

8:40 pm      RIPSAC – Residential Infill Project Stakeholders Advisory Committee (Land Use – Residential: STATUS REPORT)

9:00 pm      Adjourn

——

Pending Items:  To be addressed either “offline” and/or at a future meeting:

Transportation

  • Bikeways: 20s – Traffic Calming / Diversion, SE Uplift Letter; Faubion “through route”
  • Road Safety: Traffic Calming:       Speed Limits  – Alberta & Killingsworth; Ainsworth; 42nd Ave.; North Portland Highway

Left Turn Lanes:      33rd & Prescott

Miscellaneous

  • Alley Naming
  • Fernhill Community Center
  • LUTC Communications: CNews & CNA website; other orgs & groups

Organic Tomato Growing

Posted on by Posted in Concordia News, Gardening

By Jolie Donohue

Spring has sprung full force in Portland. In May we are itching to fill up the edible garden for our summer harvest. Tomatoes are a favorite of gardeners everywhere. One of my all time favorite garden quotes comes from public radio show host Mike McGrath “Everybody wants to grow tomatoes. Tomatoes are the gate way drug to all of gardening.”

Lest we get too eager to start planting tomatoes, here are some tips for successful growing in Portland:

  • Tomatoes like warm weather. They need consistent minimal night temperatures of 55 degrees. In Portland this is typically between May 15-June 1. Planting your tomatoes too early will result in stunted or dead plants.
  • Tomatoes like warm soil. They need consistent soil temperatures of 60 degrees. • Plant your tomatoes into the garden by transplants/start s. Portland does not have a long enough or hot enough summer to facilitate direct seeding tomatoes. If you want to start tomatoes by seed start seeds indoors in mid-February.
  • Tomatoes need a full sun location, ideally south facing, where they receive 8-10 hours a day of sun. They will not set fruit in shady areas.
  • Tomatoes are “heavy feeders ” and appreciate being planted with an organic granular fertilizer, which will slow release to your plants through out the season.
  • Tomatoes are prone to blossom end rot. To prevent the disease blossom end rot, add a calcium source into the planting hole, such as a spoonful each of rock phosphate or bone meal and lime.
  • Tomatoes have very long root systems (3-4 feet) and they ne ed plenty of room to grow. Make sure your planting bed is deep enough for the tomato’s roots.
  • Tomatoes are big plants and need proper spacing to thrive. Give the plants plenty of space between each other, at least 4 feet wide per plant.
  • Tomatoes need support. They have dense branches laden wit h heavy fruit. Install a tomato cage or other support system at planting time to preven t later damage to your plant.
  • Tomatoes don’t need a lot of water. Be consistent with a deep watering a few times per week throughout the growing season. Inconsistent watering c ontributes to fruit splitting and blossom end rot.
  • Tomato plants take several months to produce in Portland. Expect your harvest to begin in late August and end in October when cold temperatures ha ve set in.
  • Rotate your crops. Do not grow your tomatoes in the same place every year. This will create disease and pest problems. Use a 4-year rotation for all edible crops.

For more information visit www.jolieanndonohue.com

Part 3: The Alberta District and its bungalow grocery

Posted on by Posted in Concordia News, History

The life and times of a neighborhood store and its people

by Doug Decker, historian

This is the third of a four-part series about the early days of the Alberta business district, written by Northeast Portland neighborhood historian Doug Decker. To read more of Doug’s research and writing— or to read the full text of the early news stories mentioned here—visit his blog

The bungalow grocery at NE 27th and Going at low ebb, about 2002. This photograph shows just how far down the building had faded during its later years and why it was a leading candidate for the wrecking ball. Photo courtesy of Chad Crouch.
The bungalow grocery at NE 27th and Going at low ebb, about 2002. This photograph shows just how far down the building had faded during its later years and why it was a leading candidate for the wrecking ball. Photo courtesy of Chad Crouch.

Picking up where we left off, one of our favorite momand-pop grocery stores, at the northwest corner of NE 27th and Going, had risen from a vacant lot in the midst of the Alberta District’s 1909 muddy streets, to a men’s clothing store in 1911, to a vibrant neighborhood grocery run by a local family from 1921 to 1943. The photo featured in the April edition of Concordia News showed proprietor Agnes Coulter out front of the store—Alameda Park Grocery—in its prime.

But during the war years, like so many things, shopping patterns were changing.

In 1943, Isabelle Coulter sold her pride and joy to Charles and Vera Fiebke who held it for just a year before selling it to Henry and Ruth Rieckers, who owned the business until 1953. During this decade, the business was referred to as “Rieckers” and as “Rieckers Grocery.” A classified advertisement in The Oregonian on March 3, 1953 indicated the Rieckers were retiring and putting the business up for sale, asking $6,500.

On June 24, 1953, the property was purchased from the Rieckers by John Henry Moad and his wife Lucy Jane Moad. They operated the store—as Moad’s Grocery—from 1953 to 1961 when it was sold to Robert A. and Louise M. Klatke, who changed the name to Bob’s Quik Stop Market. But the Klatkes didn’t hang on for long.

An article in The Oregonian on June 29, 1962 reports a robbery at Bob’s Quick Stop. Klatke, age 56, was robbed with a knife to his throat. A few months later, he and Louise put the store back on the market, selling it to Agnes Martin on November 2, 1962. Then, sometime during the mid-1960s, the building ceased functioning as a store.

By that time, mom and pop neighborhood grocery stores were having a hard time hanging on. The whole retail grocery business was changing and local grocery stores were quickly becoming convenience rather than primary shopping locations. (To read more about local shops that once served the neighborhood, check out www.alamedahistory.org and click on the story When Mom and Pop Stores Ruled.)

The Martin family owned the property for the next six years and at least one reference to the building shows it as the Mt. Zion Church of God in Christ. The Polk City Directory for 1965 shows the building as vacant, and in 1967, it is listed simply as L.S. Martin. On September 17, 1968, the Martins sold the property to Carl E. Bass (son) and Viola Matheson (mother). Bass, who was a potter, turned the space into an artist’s studio and lived in the property until his death in April 2001 at the age of 73.

The property was purchased from the Bass estate by investor/developers George and Isabelle Zitcak, who held it for just four months before selling it in April 2002 to Chad Crouch and Sheryl Eckrich. This is where the story gets interesting, which will be the subject of our final installment in the next edition of Concordia News.

2nd Annual Spring Alley Clean Up and Revitalization

Posted on by Posted in Concordia News

Story and photos by Carl Jameson

Concordia’s alleys are an underutilized community asset according to Garlynn Woodsong, Chair, CNA Land Use & Transportation Committee (LUTC) and cleaning them up is the first step toward their revitalization. To that end 30 volunteers, mostly students from Concordia University, fanned out over the 120 alleys in the Concordia neighborhood and picked up trash and other debris on Sat., April 16.

What they found wasn’t surprising. The alleys were littered with cardboard, paper, plastics and the occasional tire. Some of the alleys were blocked wit h mud, blackberry vines and laurel bushes making passage by impossible. “Once we pick up these alleys people will see this sort of neglected space where they can walk their dog, or go for a walk with their kids, or maybe imagine planting some flowers and improving the muddy surface with permeable pavers or just new load of gravel.” said Woodsong.

Alleys are a public right-of-way, but, like sidewalks, their maintenance is the responsibility of adjacent private property owners. Many were once used for car access to the garages in back of homes, but have since been abandoned. Woodsong said, “What we are really trying to do is inspire the adjacent private property owners to band together and start maintaining or improving this neglected public right of way.”

Concordia residents interested in alleys 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.

The new Faubion PK- 8/Concordia University building breaks ground under sunny skies

Posted on by Posted in CNA, Concordia News, Schools

More than 400 students, educators, elected officials, and community members gathered on the warm, sunny morning of April 7 to break ground and celebrate the development of a signature new facility for education in Portland.

“This is how we turn hope into opportunity,” said City of Portland Mayor Charlie Hales.

The new building will combine Portland Public Schools’ Faubion School and the Concordia University College of Education. In addition, Trillium Family Services joins them in collaborating to create 3 to PhD® – a new model for education that aims to create safer, healthier and more educated communities.

Prior to the Groundbreaking Ceremony much construction has happened at the Faubion site. In February demolition crews took down the old building to make way for the new, and within a couple of weeks the buildings were gone. All scrap metals were recycled, thousands of bricks will be reused and all the asphalt and concrete are being recycled and reused on site. At the end of February construction began with foundations for the new building being poured. As March came to an end more foundations were prepared for pouring and seismic sheer walls began to rise from the ground.

Tribute & fundraiser for Melody Winn May 22

Posted on by Posted in Arts & Culture

Key figure in Fernhill Park Playground Project succumbing to cancer

By Rachel Ivey

We don’t always know who to thank for the things that make our community what it is. Some fit in so seamlessly or are so vital that it’s hard to imagine ever having been without them. Yet the playground at Fernhill Park is just such a place. Beautiful, functional, fun. But there was a time when it didn’t exist. Making it what it is today was an uphill battle, championed primarily by two women; one of them was Melody Winn, the former owner and lead teacher of Our Place Preschool.

Opened in 1999, Our Place was home to over six hundred children in the 30+ years it was in operation. In childcare, the days can be long and exhausting, no matter how full of joy. It’s impossible to overstate how impressed I am that Melody found the time to undertake the Fernhill Playground project. Talking with her about the multi-year challenge to raise the funds for it, I came away with a small sense of how she managed.

“I have always been a very positive person and have given 200% all of my life…I worked 60 hours a week with the children and it wouldn’t be unusual…to work another 20 hours in the evenings and weekends,” Melody said.

All of the work she and fellow community member Anne Rothert did paid off eight years later as their efforts, (combined with a contribution from the Parks Bureau) raised over $90,000 for the structure. The voices of Melody and Anne in the community attracted helping hands for all the various hurdles, such as design, and meeting city requirements.

Heartbreakingly, Melody has since been forced to change gears. On April 6th last year, she was diagnosed with terminal cancer and given a year to live. Her decision to close Our Place was a devastating one, but necessary.

“I wasn’t able to offer the children all…they deserved and I didn’t want to be around them if I was going to die quickly,” Melody said.

Despite the sudden change of pace, she hasn’t been bored. As we turned the corner into spring, Melody looked forward to a group of former students coming over to make pizza. There, she told her visitors of finishing her volunteer training at Doernbecher Children’s hospital.

“I have to say that my love for children has paid off…I have so many children who come to visit me… they tell me over an over how much I meant to them…I feel good that I was able to touch other people’s lives and it makes me feel like I did right with my time here.”

I can’t think of a more beautiful legacy than a community of happy children and a place we can all watch them play. Come thank Melody Winn in person at a fundraiser and community party at The Spare Room on Sunday, May 22nd from 6pm-9pm. Proceeds will help Melody with travel expenses for treatment.

Rachel Ivey is a mother, owner and operator of Room To Grow Childcare and researcher of all things home and child. She is proud to have her nest and business in the heart of Concordia. For tips, tricks, and advice on thriving with children, please feel free to contact roomtogrowportland@gmail.com.

CNA continues efforts to connect community, help those in need

Posted on by Posted in CNA, Concordia News

Chair’s Corner

Greetings Neighbor – Thanks for checking back in with me. As you may have already noticed, the Concordia newspaper has been transformed visually to rival any other Portland newsletter now in publication. As CNA Chair, it has been a priority to help us connect with one another, and Concordia News is by far the best mechanism to do so.

Fortunately my goals have been supported by like-minded believers in the First Amendment. CNEWS has always been available to readers who wish to dig deeper into community issues. But like so many books on library shelves that don’t get read unless the cover is attractive, CNEWS was in need of a makeover.

We believe the improvement in the paper’s readability will make it more enjoyable for everyone. It is not our intention, however, to make the publication just a pretty face — we also aspire to produce a publication with more muscle and content.

In our push for journalistic quality, we did create a bit of a monster. Over the last four months CNEWS has risen to a high level of professionalism guided by volunteers. These folks did so with the hopes that other volunteers would step in to continue these efforts. But in the process we realized that a professional paper was going to need a professional staff, so the CNA board is carefully considering pay for several key positions.

The decision to do this is based on the realization that if we do not, CNEWS will go back to being at best a newsletter – with limited opportunity for growth and improvement. We will keep you up to speed on the paper’s progress. We welcome your feedback and input, and also invite you to take pen in hand and write about that which you are most passionate.

We are also fortunate to have Sean Duffy join the board. He will be representing the Northwest 2 district of CNA. More about Sean in the next issue of Concordia News but for now, let me just say it is was great to see a person under 30 who stood up to join with us in making our community one in which we can be proud. Our board now has an amazing level of diversity regarding age and interests; and it’s critical that we recognize the importance of diversity to our future.

Parenting as grandparents
 From time-to-time, I have heard comments about grandparents and others who have taken on the role of parent. They are often overwhelmed by the enormous task in front of them when close to retirement and looking forward to the “Golden Years.” I am the grandparent of a 4 year-old and 2 year-old and I help out with them occasionally. I have to tell you, it is one tough job, even when parttime — I can’t imagine going alone on this.

Ironically, I was asked to attend a grandparents support group (Ties That Bind) by Betty Harris to see if CNA might assist in getting the word out and/ or to provide ideas for grandparents or others who find themselves desperate for help in figuring out how to raise a child in today’s environment. This situation is cause for alarm, as some children are truly at risk. We can, and should, help as we are one of the resources that can bring a personal touch of support as neighbors. I have asked Ties that Bind representatives to submit a regular column in the Concordia News, so watch for upcoming articles to see how you might help, and certainly to see if there is information that can help you with your grandkids.

Reaching out to Concordia University on land use issues
I recently had the opportunity to meet with Concordia University Administration to discuss working together to develop a strategy for influencing design for new student housing construction while being sensitive to neighborhood character. The meeting was initiated as a result of some neighbors’ concerns about preliminary plans and a desire to have input into final design.. The meeting was initiated as a result of some neighbors’concerns about preliminary design plans and a desire to have input into final design.

University administration and I were in agreement on the necessity of early communication of planned activities so that we are part of the process and not at the end critiquing something that could have been avoided up front.

The University, like any one individual or business in our community, is a vital part of the fabric that binds us together and I believe it is important for all of us to promote each other’s progress and well-being.

It is for that reason I am going to encourage each institution and business to provide a liaison to CNA Board meetings, as we are all integrally connected and dependent for mutual success. More next month on CNA and Concordia News progress.

Isaac Quintero
Chair/Concordia Neighborhood Association