Hosted by: Roses Ice Cream
5011 NE 42nd Ave.
Friday March 25
9-10:30am
Featuring Local State Representative Lew Frederick.
Agenda includes:
Please RSVP via phone (971.361.9923) or email.
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:
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.
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.
By Susan Trabucco, CNA Media Team
Stepping in the door to land use attorney Spencer Q. Parsons’ office, one gets a decidedly different vibe than that of most law offices. No dark-paneled wood or receptionist counter barring the way to casual entry here. Instead, visitors to this recently opened law office will find a smiling Parsons jumping up to greet them from within a light and airy office finished in mostly subdued and soft tones. From the washed concrete floors, natural-wood window and door trim and creamy walls to the surprising blast of candy-apple green drapes framing the many large windows, the overall effect creates an atmosphere of approachability.
A Portlander of 23 years, Parsons is a Concordia resident who lives with his family near NE 31st and Ainsworth. His office is only a few blocks away in the Fox Chase business district of the Concordia neighborhood, located on the bottom floor of a vintage brick building that had been condo-ized for sale. His wife, Maria Los, owns the retail vintage clothing shop, Half Pint. By 2014, Half Pint outgrew the space, and Los moved the operation to North Mississippi Avenue, leaving the spot available for Parsons. Two years of remodeling work done largely by Parsons, and the space was ready for the debut of his private practice last month.
Parsons earned his undergraduate and law degrees from University of Oregon. After graduating from law school he began practicing at the Portland firm of Beery, Elsner & Hammond and worked with many local governments, including Happy Valley, North Plains, Fairview, Hillsboro and others. Much of this work involved land use issues. Parsons then worked as Assistant County Counsel for Columbia County, providing legal counsel to the county’s Board of Commissioners; Planning Commission; Land Use and Planning Department; Forest, Parks and Recreation Department; Road Department; and the Office of Animal Control.
Now on his own, Parsons’ primary practice area is real estate and land use law. He works to help clients understand existing land use law – how they can – or can’t – legally address a perceived problem, and how to interpret land use law for a desired project.
“People will say they don’t like what they are seeing happen in their neighborhood, but they don’t know what, if anything they can do about it,” said Parsons.Parsons sees himself as a kind of “translator” and a liaison for clients who have to navigate a complex land use process. “I think of myself as a peace-maker. I advise my clients to tell government staff to drop the jargon and talk to them like they are an eight-year-old,” said Parsons. “My hope is to focus on the nexus between the law and land use.”
Parsons’ secondary law emphasis is working on behalf of clients who have the need to address government in any matter.
“If someone has to go before city or state government, it can be intimidating; my aim is to inform and get people through the process.”
On the government side, he might provide assistance with applications for small business contractors, the public contracting process, city permit requirements, or even barking dog problems.
Find Parsons at his office located at 5400 NE 30th Ave., Suite 106. For more information call (971) 279-2018 or visit his website, www.SQPLaw.com.
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.
The board of directors of Concordia Neighborhood Association will meet at 6pm on March 8th at McMenamin’s Kennedy School Community Room. The board meeting will be followed immediately at 7pm by a meeting of the general membership. The draft agendas for both meetings are below.
BOARD MEETING – 6pm
6:00 – 6:05pm Roll Call, Establish Quorum
6:05 – 6:10pm CONSENT AGENDA Approval/Amend Prior Board Meetings Minutes
6:11 – 6:15pm Treasurer’s Report
6:16 – 6:28pm Public Comment (limited to 3 min per speaker)
6:29 – 6:40pm Old Business
6:41 – 7pm New Business
Following may have to occur during general meeting
Community and Committee Reports (Each Committee to please provide written Summary for each board member, prefer report submitted prior to meeting with discussion reserved for meeting)
1. Media Committee 2. Land Use Committee 3. Social Committee
4. Clean-Up Committee 5. Roles & responsibilities Committee 6. Policies and Procedures Committee
GENERAL MEETING – 7pm
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.
By Laura Waddick, Community Engagement Manager, Our 42nd Avenue
It was an exciting year in 2015 for the economic development agency —Our 42nd Avenue. Small business activity by our clients and community partners was significant, with Morel Ink opening its first retail quick-printing and mailing services shop and Red Sauce Pizza launching in what was formerly Bob’s Rocket Pizza. Also, Cat Six Cycles, which sells and repairs bicycles, celebrated its second year in business!
New late last year is GO42, Our 42nd Avenue’s space for small business start-ups on the corner of 42nd and Sumner. Kristen Dilley brings Nightingale Acupuncture to the neighborhood; Inger McDowell brings With Love, From PDX; Vida Djorgee opened Essential Quality Care, and Rachel Hestmark brings Hestmark Designs. Rachel also runs a youth entrepreneurship program to teach kids concepts such as product development and marketing. Contact Rachel at hestmarkdesigns@gmail.com for more info.
In other business-related news, Our 42nd Avenue hosted business breakfasts featuring Mayor Charlie Hales and PDC Chair Tom Kelly, and 180 community members were able to connect with employers through the twice-annual Fresh Chance Career Fair, in partnership with Straight Path, Inc. Additionally, the Cully Farmers Market closed out its 4th successful season with new-neighborhood serving programs including senior volunteer vouchers, neighbor vouchers, double-matching SNAP benefits, and a pop-up library.
Early last year Our 42nd Avenue launched the Read Ahead Literacy Initiative in partnership with Rigler School, which trained and deployed 32 reading tutors across the community.
Plans for 2016 include the groundbreaking of 42nd Avenue’s first community plaza in February, a process that began in 2015 with the gathering of community input.
Also, Mulu Terefe, the neighborhood’s employment and training advisor, will be hosting job clubs and employment related workshops throughout 2016! Job seekers should contact Mulu by calling (971)722-2140.
Our 42nd Avenue is a community-driven program that ushers equitable and inclusive economic opportunities to community members, including many of the people who live in the community around 42nd Avenue. We organize activities and resources related to employment, business development, land development, and community engagement. Visit 42ave.org to learn more.
Hi Neighbors,
I believe many of you found big changes in the February issue of The Concordia Newspaper, placing us on the map as far as local papers go. The Board’s “News Team” was instrumental in providing our Editor, Mary Wiley, the assistance she needed to give the Paper a new start in life. Thank you Steve Elder (News Team Chair and CNA Board Member) for organizing this effort and bringing on Susan Trabucco who has the expertise to ensure a great future. I personally want to thank them and all of the folks who put out this paper every month as it is no easy task to do so. Being Chair for CNA, I am fortunate to have this opportunity to write to you each month, and this has given me a unique perspective on the value of a local paper that I had taken too much for granted.
While watching the presidential debates, I was in awe as to how the people have taken back the process and are bypassing the establishment. Regardless if you are on the right or left side of the political aisle, the political landscape is in for big changes. Seems that “The People” have had enough of Congress protecting their own vested interest, and that appears to be a real misunderstanding of what their constituents want. So while we wait and see what comes of all this, let us remember that it is our individual voices that have power, and together we are the ones who are agents of change. Both Bernie and the Donald have realized this and are going directly to the people to make their case, but we must also make our wishes known. This starts with one person speaking up to see who else shares their belief. At one time I had made efforts to contact my local representative, but like so many others I found the cobwebs growing around my feet waiting for an opportunity to plead my case. However, I am fortunate to have become a member of the Board of Directors and now know that my voice and those of who I represent will appear in print for all to see. Not all of us have the luxury of time to become involved, much less the willingness to go through the aggravation of pounding on government’s door, but we all have the opportunity to pick up a pen or hit the keyboard and make our point by way of The Concordia News. Your opinions do matter, and when you share your beliefs and opinions in the Paper, you are calling to action other likeminded neighbors as they begin to realize they are not alone in their beliefs.
St. Francis was correct when he said to light one candle as it is that single candle which acts like a beacon for others to find and join in with you. Our Concordia Newspaper is our most important institution. It gives all of us an avenue to express our basic right of “free speech,” but use it or lose it. It is unfortunate to see how The Oregonian like many other dailies has been reduced to providing day-old news and advertisements for things we don’t need. (My main reason now for buying the Sunday paper is for the comics.) As a result, our local news and neighborhood issues are marginalized because they are not “Breaking News” or of sufficient interest to be considered in larger publications. Major events are not typically spontaneous but grow out of small issues, usually incubating in local neighborhoods. These issues only grow out of proportion when they not addressed locally. Having a pulse on local news and keeping our neighbors aware by posting current issues in our Paper is a sure way of preventing things from getting out of hand. Even more importantly, we can provide accurate information that people need in order to have a meaningful conversation for action. So regardless of your interests or concerns, write your article or series or letter to the Editor and submit it to the CNA News to begin making a difference in our world.
A couple of other things I want to mention is that we are looking for another Board Member, hopefully someone who is familiar with the responsibilities of a Treasurer. We are also shy of a Vice-Chair at the moment. For those of you who are anticipating our neighborhood community Garage Sale, please note this year we are without an organizer for this even so if you are interested in helping out with this event, please let us know. The neighborhood Garage Sale will not happen if we don’t get a volunteer.
Our next General Meeting will be on March 8th in the Community Room in the Kennedy School beginning at 7pm ending at 8:30pm. We will be discussing the Mayor’s plans for siting homeless camps in our neighborhood. This should be a very interesting meeting for all, and I believe you will not be alarmed by the proposals but should attend to get properly informed.
Happy Daylight Savings on March 13th!
ISAAC QUINTERO
President
Concordia Neighborhood Assoc.
By Carl Jameson, CNA Media Team
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.
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.
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.
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
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
By Susan Trabucco, CNA Media Team
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.
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.
