Tonight!

For more info on tonight's free event Let's Take the Lead on Lead at 6:30 p.m. at the Hollywood Theatre, 4122 NE Sandy Blvd., visit the United Neighborhoods for Reform blog here.

Comment tampering takes the cake [updated]

We stand strong despite the shenanigans on all levels.

Like the Stop the Demolition of Portland Homes signs that keep disappearing, public comment isn't safe. Especially when submitted to the city of Portland. Take the recent example of city planners erasing much of what the Beaumont-Wilshire Neighborhood Association (BWNA) had to say about changes afoot in the neighborhood.

As a board (and full disclosure: I'm on it) we worked hard last fall to submit comment, as requested by city staff, on changes proposed under the Bureau of Planning's Mixed Use Zones Project. It took us some weeks, and several drafts, but we finally submitted a letter on Nov. 16 that outlined our vision for Northeast Fremont Street, the thoroughfare that serves our neighborhood (and many others).

It happened that our vision differed from the one the city was proposing.

Art at Oregon College of Art & Craft could be interpreted
 as a message for Portlanders from their planners.

Activists have long wondered why city decisions don't reflect the wishes of those living at the ground level, and now we know why. Decision makers aren't learning what we have to say because it is not allowed to get to their eyes and ears.

At the time of writing our comment, some members of our board argued that we shouldn't just criticize the proposals at hand, but should also praise the planners for what we saw that was good and useful in the proposals. Boy, did that backfire.

Planners behind the Mixed Use Zones Project gathered all the public comment received, whether from individuals or city-blessed (we thought) groups like ours, into a single massive document. We were stunned to discover our comment significantly altered; about all that was left was the positive things, but nothing about our concrete suggestions for Fremont, or even what we had learned that would be useful in planning Fremont's future (for example: TriMet planners told us there would be no frequent service for transit along Fremont in the foreseeable future, certainly a factor in planning development there).

Other deletions, as listed by BWNA's land use chair:

• Our stated strong opposition to CM-2 zoning for Northeast Fremont -- GONE

• Our sentence re: the Fremont corridor being poorly served by public transit -- GONE

• Our "gotcha" where we found the planners had changed the wording of CM-2 criteria from well served by frequent transit to just well served by transit -- GONE

• The unsuitability of the infrastructure on Fremont to support high-density development, such as narrowness of the street and other factors – GONE 

• A reference to our having submitted comments in the past but having them basically ignored -- GONE

• A mention that we had in fact worked with our liaison Nan Stark but apparently to no avail -- GONE

This wasn't some sloppy copy-and-paste that left much of our neighborhood's comment on the cutting room floor; this was a paragraph-by-paragraph careful excision of information and well-researched conclusions that ensured a silenced voice in how "we" plan this city.

For all of you who also submitted comment on various proposals related to city planning—whether online, by letter, or in other forms—has your voice been heard? How would you know?

[Update: The response from the Bureau of Planning:

Dear Ms. Strunk and Mr. Bookwalter [the authors of the Beaumont-Wilshire Neighborhood Association comment]:

It has come to my attention that the Beaumont-Wilshire Neighborhood Association (B-WNA) is concerned that Bureau of Planning and Sustainability staff has “tampered” with comments submitted by the association on the Mixed Use Zones Discussion Draft (http://portlandlandmatters.blogspot.com/2016/01/comment-tampering-takes-cake.html).  Please let me clarify what happened and attempt to address any misunderstandings. 

BPS staff compiled comments from the public, advisory committee (PAC) members, and technical advisors into a spreadsheet, primarily for internal staff review of issues and further analysis.  We have kept the original comments from B-WNA and others in our records as well.  In that compilation process, some comments were summarized for brevity or in some cases to consolidate issues.  However, the intent was to capture the main points of the comments in a summary spreadsheet document.  That spreadsheet was shared with the PAC (and public in attendance) at the meeting on 12-16-15 to give them a sense of the content, range and volume of comments staff received on the Discussion Draft.  We acknowledge that some of the details in the original B-WNA Discussion Draft comments were not fully included in the spreadsheet summary, and I apologize for any misunderstanding this has created. 

In terms of the B-WNA Discussion Draft comments, it is project staff’s understanding that BWNA strongly opposes the CM2 zoning that is being proposed via the output of the MUZ conversion table; B-WNA believes the CM2 zone is not appropriate for a number of reasons (lack of frequent transit and other services, the character of surrounding area, the width of Fremont Street, etc.), and that B-WNA believes that the CM1 zone is a more appropriate zoning choice for this location on NE Fremont.  The B-WNA letter also brings up concerns about changes in the zone characteristics language, and acknowledges issues the B-WNA supports, such as parking requirements for areas that lack frequent transit service, and new rules for height measurements.  

Given the concerns you raise about the summary spreadsheet passed out on 12-16-15 and in order to be as transparent as possible, BPS will post all the MUZ Discussion Draft comments, as submitted, to the BPS Mixed Use Zones web page.  We will also notify the PAC so that they can review the entire set of comments. 

I would be happy to meet with you to discuss the B-WNA comments and concerns further.  Please feel free to contact me directly if you wish to set up a meeting.

Thank you for your ongoing participation in the Comprehensive Plan Update and Mixed Use Zones Project. 

Sincerely,

Barry Manning

Barry Manning | Senior Planner

Portland Bureau of Planning and Sustainability

1900 SW 4th Avenue #7100, Portland, OR  97201

503.823.7965 (p) | 503.823.7800 (f)

barry.manning@portlandoregon.gov]

A few observations:

• Nothing on the cover of the bureau's document of compiled comment says anything about the content being "edits," "highlights," "summary," "main points," or "consolidation." Even if it did, the surgical editing of the BWNA comment to take out criticism and leave in all the praise speaks for itself.

• The members of the public advisory committee, technical advisors, and planning staff are decision makers, or at least proposal drafters, who would benefit from reviewing unedited comment from stakeholders, such as directly affected and locally knowledgeable neighborhood associations.

• Will anyone go to the website and read all the comment posted there, as now pledged by the bureau? How will we know what other comment is not appearing in its entirety?

• These are not "misunderstandings."

• We stand by the evidence as printed.

The Portland Tribune story further discusses this issue, and includes the original neighborhood comment along with the edits made by city planners.

Residential Infill Project participants walk to talk

As part of its mission to create improved new-construction guidelines, the Residential Infill Project stakeholder advisory committee—aka RIP SAC—recently toured some Portland neighborhoods, looking at new and old development to better inform their decisions.

It was enlightening to see what the walks included and how people responded. At the Powelhurst-Gilbert walk on Nov. 14, for instance, John Hasenberg (picking up his name tag, above) of the Oregon Remodelers Association and a RIP SAC member, opined that the demolition outcry was all about "rich people fighting other rich people." It sounds like he hasn't met any renters or lower-income people desperately seeking housing or even a starter home that won't be scooped up by a teardown developer and summarily sent to the landfill. Maybe he runs in different circles, but then why would he disparage those who can afford to use his services?

Vic Remmers debriefs with the group in Eliot.

At the Eliot walk later that day, Vic Remmers used the opportunity to market one of his firm's homes.

Meanwhile, part of the RIP SAC budget has gone toward a survey that somehow will help divine what people want to see in new development, although it's not clear how the answers will be interpreted, given how opaquely they are written, such as "New homes bring new families and vibrancy to neighborhoods"—huh? How does this benefit help handle lot sprawlers taking the place of creative site-specific architecture? Thinking of my own neighborhood, I have seen many classic Portland homes that have served generations torn down for huge homes inhabited by many fewer people, and sometimes just one person.

If "vibrancy" is something that only comes through new construction, I haven't seen it. In fact, many buyers of these homes probably have to work too hard to pay their mortgages to engage with neighbors and their neighborhood.

After the Eliot walk Nov. 14, city staffer Julia Gisler (in red) and
moderator Anne Pressentin (in blue) note comments by RIP SAC member
Rick Michaelson (far left).

At the Dec. 1 meeting, RIP SAC's own members wondered how scientific the survey was, and what it would prove.

So go ahead, take the survey meant to help "shape the project's evaluation criteria and potential options." But better to show up in person at a RIP SAC meeting to say how you really feel, in your own words. The next opportunity is at 6:10 p.m. for the meeting that runs 6-8:30 p.m. Tuesday, Jan. 5, at 1900 S.W. Fourth Ave., Room 2500A. As the last meeting showed, the committee needs to hear from neighbors citywide.

In the meantime, take this survey, which might help get at the heart of the problem:

My neighborhood is (choose one):

RIP SAC members (from left) Garlynn Woodsong, Tatiana Xenelis-Mendoza,
David Sweet, and Maggie McGann stroll a Southeast cul-de-sac as part of the
Nov. 14 walk.

1. a place to live
2. a profit center

Portland's elected leaders should represent the interests of (choose one):
1. Portland residents and taxpayers
2. out-of-town teardown developers
3. short-term Wall Street investors

If I don't stand up for my interests:
1. Who will?

Water flows make woes

With the winter deluge, Portlanders are reminded of the usefulness of trees and permeable surfaces, which can absorb water instead of sending it into the streets and to overburdened storm drains. Even after shelling out big bucks for the Big Pipe, the overflows continue.

One wonders if the loss of mature urban trees during these record-breaking years of home demolitions (when a lot is typically razed of every living thing), combined with the sheer footprint of the replacement homes (one neighborhood's two-year study showed they are 2.3 times bigger) and the adjoining outsize hardscapes have added to our water worries.

The big players don't seem to mind, building headlong in the downpours and not bothering to cover their work. The following images show standing water, creating some pretty squishy material underfoot, in homes built in the rain.

Jeff Fish, former chair of the Development Review Advisory Committee, which eases the way for developers in city processes and politics, is proud of saying that developers "self-certify" as to the moisture content in the homes they build. I love that. "Looks OK to me!" you can imagine them saying. "Now cover it up with drywall!"

Here's a great article about mold and other problems with new construction. As the author notes, they sure don't build like they used to. He points out that the more processed the materials—and that's all the lower-quality builders pop for—the less resistance they have to mold and water. Several real estate agents in Portland agree that mold is a much bigger problem in new construction than in the older homes, and the article shows the many reasons why.

Here are pictures of the standing water in homes under construction in Portland. Pity whoever buys them.

Positive change is possible—let's see some

While the city rolls up its sleeves to clear the way in the comprehensive plan for the mostly out-of-town developers and Wall Street investors plying our city, it's worth wondering why. It used to be people picked Portland as a place to live because they wanted to be part of the creativity, and contribute to it. They would throw in together as roommates, renting homes in real neighborhoods and pitching in for causes that interested them. There was no expectation of gleaming new loft apartments with dog washes.

Listen to one Seattle artist's commentary:


John Criscitello (Excerpt, 2015) from Jason Evans on Vimeo.

Now people arrive in Portland with cravings for cupcakes, ice cream, and cocktails (not that there's anything bad about those things), but actual participation in the community beyond a commercial bent ranks low. In other words, if you're bringing to the party nothing beyond an appetite, it's like showing up at Burning Man with a six-pack, a video camera, and an RV—nothing to share, everything to take.

If Portland pursues this kind of immigration wholesale, seems like we'll just have more selfie takers and jokes at the shooting scene and more newcomers mowing down creative, valued members of our cultural scene.

Killing us softly, I see.

Commissioner Dan Saltzman (in tie) drops by the October meeting of the
Development Review Advisory Committee, where Development Services
Director Paul Scarlett (on his left) talked about the bureau's
continued cost-recovery mode even with $30 million in the bank.

Rich with cash, poor on enforcement

Senior planner Barry Manning and others at the Bureau of Planning love to say that "one size does not fit all" when it comes to Portland development. So why do they want to collapse nine existing zones into four? This doublespeak recalls some of the finest heard from the Bush enterprise, viz., if one's military record is at issue, go ahead and attack the competitor's Purple Heart, or if one's cozy familial relationships with Middle East interests are called into question, start a war there.

Manning attended the Development Review Advisory Committee (DRAC) meeting Oct. 15 to present the mixed-use zones concepts, where "bonuses" such as additional height will be awarded to developers to do the right things. When Los Angeles tried something similar, the new rules had the opposite effect and projects emerged even bigger and more onerous, leading to a building moratorium there until such loopholes can be closed and code fixed for the better. Hopeful moral to that story: We don't have to go south to learn from others.

A demo worker taking down a house on Southeast Hawthorne
Boulevard had this to say to antidemo activists last month, but
he should save it for the bosses who exposed him
to hazardous materials that could affect him for life.
Courtesy Julie Handsaker Gray

At the same meeting (more on it here), DRAC members again expressed concern about the Bureau of Development Services' running balance of $30 million, how that looked to outsiders and whether the funds were enough (!) and whether they would be poached by City Council. All good questions. Presumably, the bureau awaits the bill from the seemingly apocryphal computer system called ITAP, which may make the Water Bureau's software debacle look like kid stuff. (Maybe like a good wrestler down for the count, BDS should have ITAP-ped out by now.)

In the meantime that $30 mil just sits there. I asked whether some of the money could be used for enforcement, and Director Paul Scarlett answered, "Yes and no." Given the lack of oversight over demos and building, the latter answer seems most accurate.

Pirates' bounty never ends

In this fair city we used to get construction that allowed for this:

but now we get this:

There's a garage in that black hole somewhere,
but no one can park there.

If the owners of these bloated replacement homes weren't so busy making their mortgage, they might have cash left over for plants. Look how little the neighborhood gets in return with most of the new construction: fences or walls provide no open space or interest at the ground level for pedestrians and neighbors, mature urban trees are sent to the chipper, garages are dug under at such a grade that they can never be used for parking, and multiple stairs added out front send the message that no one entering should ever have a knee problem. Unlike the homes that were bulldozed to make way for these lot-sprawlers, no aging in place is possible here.

We hope the Residential Infill Project can make headway helping plot the shape of construction to come so it benefits everyone.

Activists from South Burlingame turn up at the Residential Infill Project
meeting last week, where city staffer Morgan Tracy described how
height is measured for new construction.

In the good news file, there are people coming forward from all parts of the city to express their dismay and displeasure. Plenty will be heard 2 p.m. Wednesday, Oct. 14, at City Hall, 1221 S.W. Fourth Ave., when Mayor Hales presents his version of a demolition tax that likely will increase demolitions. More here, along with a suggestion for a revised tax that would actually curb demolitions.

In this increasingly lawless built landscape, where Council staff has said there is no money to ensure enforcement of permitting rules, it's no wonder that developers are bypassing permits altogether. The "complaint-driven" systems for compliance also appear to be pointless, given that one developer—Metro Homes—doesn't bother paying its noise citations for construction work after hours. (Those citations are work; I tried to file one recently, and it took six phone calls, two emails, and a form to fill out and scan back—who has the time, especially when nothing happens, and behavior doesn't change?)

Recently a Portland Business Journal writer was interviewed by Oregon Public Broadcasting about shell companies and their role in the current development scene. One of the companies plying Portland—Columbia Redevelopment—runs all its management through an outfit in Cheyenne, Wyoming, that's caught the attention of a national wire service. Wonder what Columbia Redevelopment has to hide that it can't do out in the open and locally if it's so proud of being one of the few supposedly Portland-based builders?

We plant them. They cut them down.

With a tentative agreement reached with the developer to buy the site where three giant sequoias stand in Eastmoreland, it's time to look at some lessons learned. (Even so, vigilance is required because the Remmerses have been known to say one thing and do the opposite, as yesterday's skirmish showed: In the midst of negotiations the trucks showed up with chain saws, and protesters rallied to turn them away.)

This is what failed land-use policy looks like: 22 police officers called in to protect
one developer's "interest" in chopping down 150-year-old trees. Portland neighbors likely will
get the bill; they already endure all the costs of this destructive style of
development citywide.

On the way home to my neighborhood, I saw Renaissance Homes/Columbia Redevelopment harvesting signature trees at Northeast Edgehill Place and Fremont Street with nary a protester in sight:

Chain saws take it away in the Alameda neighborhood.

Meanwhile, the city of Portland sends out the following flier with its water bills, encouraging people to plant trees. Every schoolkid knows trees pump out oxygen for us to breathe and provide habitat, but there are other compelling reasons to keep them standing. Where are our water and environmental services bureaus while wholesale deforestation takes place?

As one who has participated in many Friends of Trees plantings, I wonder why neighbors would or should spend so many Saturdays putting do-good trees in the ground when they're razed just as quickly for new development that brings no benefit to the neighborhood.

Eastmoreland, as organized as neighbors are there, worked tirelessly to beat back the would-be developer of the site at 3646 SE Martins St. They had help this week from neighbors citywide. As many have pointed out, less affluent, less engaged, and less proactive neighborhoods would have a hard time doing the same.

We do, but the city won't protect them.

Check out your neighborhood association, which the city likes to say is our most effective conduit for protecting neighborhood interests. When Bob McCullough of the Eastmoreland Neighborhood Association was asked why he was at the SE Martins site risking arrest earlier this week. He simply said, "This is my neighborhood. This is what I have to do." Many neighborhoods don't have such accountable and strong leadership. Does yours? If not, what can you do to help? If every neighborhood had a land-use rapid response team, we'd be ahead in this game.

Eastmoreland's fight may be over, but there will be more citywide.

Laugh or cry—it all works

Courtesy Dermot O'Connor