If on-street parking becomes scarce in some areas, probably some folks will finally clean out their garages and start using them for parking. I’m sorry that Portland suffers from so many negative voices, maybe they will just leave. Fortunately, the new state law mentioned here requires fourplexes to be legalized there included, too. Herrington points to the part of the plan that will allow developers to build homes with five and six units if at least half are affordable to low-income Portlanders as one such step — but also said the city needs to do more. My new neighborhood in Chicago is six times denser than my old one in Portland and it definitely shows. Personally, I find all of those problems less urgent than the problem of building homes in places people want to live. Required to change the zoning on the site if the proposed zoning is in compliance with the Comprehensive Plan designation. This reform lowers that bar somewhat. Town is now mostly cleaned up and a great place to live, no crime, lots of young families moving here. “And they are still visible throughout the city.”. Would love to hear Michael Anderson’s perspective! Portland’s reform will build on similar actions in Vancouver and Minneapolis, whose leaders voted in 2018 to re-legalize duplexes and triplexes, respectively; in Seattle, where a 2019 reform to accessory cottages resulted in something very close to citywide triplex legalization; and in Austin, whose council passed a very similar sixplex-with-affordability proposal in 2019. Well god forbid people don’t have someplace to put their second or third vehicle. Do you have any images from San Diego that you could send us? It is also to eventually bring them into conformance. I’m a single, retired guy living on SS, I don’t need ANY of the houses/ lot sizes in Eugene. The city will make changes to these zones in a follow-up project in the next year. The idea is for that extra square footage to work like a sluice gate for Portland’s housing market, rechanneling investment away from luxury remodels and McMansions and toward new homes that are affordable to the middle class on day one. These are all excellent points, I think. This map provided the public and the Planning and Sustainability Commission (PSC) a fresh opportunity to review … If those taxes were closer to $6000 the property would be worth closer to $700,0000. But the proposal is expected to exacerbate displacement in three neighborhoods where land is relatively cheap: Lents, Montavilla and Brentwood-Darlington — all areas with higher shares of Latino and Asian households as compared to the city as a whole. This isn’t dispersing them around the city! Excited to see the return of middle housing. How does this affect the Portland 2035 Comprehensive Plan? I am glad to see our city acting to help create more affordable housing options, and impressed that the City Council listened to housing advocates. If you have the money your neighborhood will be spared. This results less room for cars and nearly double the space for people) makes the area feel much more walkable than my old neighborhood which was almost all large lot single family on a car-choked street with narrow sidewalks. Wouldn’t it be great if a renter or a renting couple, who cannot afford a down payment, but could bring $5,000 or $25,000 to the table for an infill or remodel project, could use that money to buy a share of a new small home, or perhaps a long-term lease? People have a right to space, and to build housing for themselves. https://sightline-wpengine.netdna-ssl.com/wp-content/uploads/2019/08/Screen-Shot-2019-08-21-at-12.38.35-PM-768×416.png. Get out the wrecking ball boys and girls – there is no more restriction to destroying historic houses in Portland (unless you can afford lawyers to create a ‘historic district’). I’m so glad you fleshed out your article on RIP just before passage. But Portland’s changes are likely to gradually result in more actual homes than … Create city templates for developers. Portland does not have either. While the city anticipates the smaller units will likely be less expensive than what would be built otherwise, many of the homes will not be within reach for the lowest-income Portlanders. I’m perfectly fine with them doing this as I don’t live there anymore, but still doesn’t seem great for housing value. This is the working part of Portland, East Portland. Just do not allow schlock. Additionally, Portland’s suburban-focused low-density rail system will not be able to support a four-fold increase in density, and the bus system is already low-frequency and won’t be able to keep up. I wish the city would lower the fees to build homes, we looked into it for a bit but it was almost 60k with permits and the sidewalk was a crazy amount as well. I must say I fund it exciting to watch a community commit cultural suicide. A little over 25 years ago I was a member of the local neighbor association and we suggested mixed development along 82nd street in Portland. Freeport council approves zoning change for Desert of Maine revitalization. Also worth keeping in mind that because of the big nationwide drop in household sizes, low-density areas in Portland have fewer total residents today than in the 60s. “These are people of color. I live in a small old clamming town on the New Jersey coast. Now, the city is proposing zoning changes … Join us for a special edition 1.5-hour ADU update webinar providing the latest in ADU zoning changes for Oregon housing markets. Increasing the economic return you can get from your property makes your property worth more, not less. And, who wants to park down the street from their house? The ADA itself (well, technically the Fair Housing Act) kicks in at the fourth unit, and applies to any homes with a ground floor entrance: https://www.sightline.org/2019/05/15/our-bans-on-stacked-homes-are-bans-on-age-ready-homes/. In Portland, the bans began in 1924 and expanded almost citywide in 1959. Sightline Institute's work is made possible by the generosity of people like you! I hope that your coalition will expand to include PDX-Small Developer Alliance and Homeshare of Oregon and the others I’ve mentioned. But it’s better than the status quo, making it legal for less expensive market-rate homes to exist and making affordable housing dollars go further. Property valuesplummet. Portland Zoning Changes. Moreover, according to FBI statistics, Portland has the 4th highest crime rate in the state (as of 2014). Kudos to Portland. A sixplex in Portland, built on one of the few lots that currently allow them. While I agree with most of what this program values, you did not mention the primary driver behind your reasons why “millennials have largely been shut out of affordable home ownership,” and that is the unsustainable increase in population in Oregon and PDX in particular by those coming to live here. I have been a registered professional civil engineer (CA) for 46 years, City Engineer for several Cities in Southern California, including the third largest in Los Angeles county. Photo by Michael Andersen, used with permission. Historic Land Division Codes (Title 34) Historic Zoning Codes (Title 33) Zoning Code Complete. I don’t have any problem with the idea except for the parking. Aha! It’s not for everyone, myself included. A triplex is pictured on the corner of Northeast Sixth Avenue and Northeast Ainsworth Street Friday, Feb. 1, 2019, in Portland, Ore. After five years of fine-tuning, Portland City Council has voted for a dramatic overhaul of its zoning code to allow more homes to be built in nearly all of the city’s residential neighborhoods. You end up with more infrastructure per person due to the increased distribution so in 50 years the deferred maintenance costs will skyrocket. Image by Sightline Institute. Please don’t condemn those who came before you. The Composite Zoning Map, published in late May 2016, combined proposed Zoning Map changes from four 2035 Comprehensive Plan Early Implementation projects: Employment Zoning, Campus Institutional Zoning, Mixed Use Zones, and Residential and Open Space Zoning. It’s not clear which idea will win this new federal debate. “But it is a step in the right direction.”. recent example. Portland just passed the best low-density zoning reform in US history The reform sets a new standard: up to four homes on almost any lot, or up to six homes for price-regulated projects. What wonderful news from Portland! Another thing is that you need mixed use development because people also need to be able to walk to their grocery store, Percentage of Portland households with either one or zero cars: 55, https://data.census.gov/cedsci/table?q=vehicles%20household%20size%20portland&tid=ACSDT1Y2013.C08201&hidePreview=false. If a zone change is to a zone not identified in parenthesis on the official zoning maps, then a comprehensive Plan Map Amendment and Zoning Map Amendment … The critique that the legalization of triplexes here did not come with other associated and necessary zoning changes (e.g. Hooray for that too. Politicians in New Jersey normally send them to New York, Portland sounds like a nicer place. PS, feel free to use our term, it subsumes all other terms, like NIMBY. The town turned into an alcoholic paradise, one bar still opens at 5 am. In cities of more than 25,000 and within the Portland metro area, it would legalize triplexes, fourplexes, attached townhomes, and some “cottage clusters.” The bill leaves few towns in the state where single-family zoning is still operable. Please keep it civil and constructive. Implementation of the plan is legally required by the Twin Cities MPO (the Metropolitan Council) and must be carried out in a fixed period of time following adoption of the comp plan. I was told if I don’t like it, my option is to move. Legalizing triplexes was only one step in the implementation of an overall comprehensive plan (“Minneapolis 2040”) which will dramatically transform the zoning code and land use policies here. These units will take away from the neighborhood in more ways than just aesthetics. Well, it has come to pass and I actually am alive to read about it. Robert – a Portland native who looks forward to welcoming some new neighbors. It’d be nice if we could all dick around in an office building on salary or whatever and afford a nice, big Victorian house in an old-growth neighborhood close to where we work, but that’s not how things pan out for most people. I completely agree that we’ll need to keep fighting those loopholes. Smaller lot sizes would be a perfectly fine way to get at this! And among other things it will remove all parking mandates from three quarters of the city’s residential land, combining with a recent reform of apartment zones to essentially make home driveways optional citywide for the first time since 1973. I have circulated it to friends, government officials and professional colleagues around the country for ideas and for inspiration. Millennials have largely been shut out of affordable home ownership thanks to depressed wages, two huge recessions, NIMBYism, and soaring housing costs over the last twenty years. Right… every place in the US where there are more than 12 houses per acre is a tenement crime ridden hellhole…. My street is almost all 3-flats on 25 foot lots but there are also some larger courtyard buildings and 6 story apartment buildings as well. Statewide Zoning Changes Adopted in Oregon to Limit Parking, Add Missing Middle. Even the more “single-family” areas of the city still have larger apartments interspersed in. Sounds good. And enough with making white people the enemy. Do you spend a lot of time hanging out across the street from the Justice Center when you’re in Portland, Ron? Personally I live in Woodlawn and there are two huge new apartment buildings on NE Dekum, and one HUGE one going in on MLK and Rosa Parks. I do not know at what stage of implementation that particular piece of the puzzle is in. Portland just passed the best low-density zoning reform in US history. It does not have to be expensive. In 2018, after two epic public hearings, the plan shifted to allow up to four homes in any project, plus two crucial tweaks: an end to mandatory parking and extra size allowances for buildings that created more or cheaper homes. To address the specific criticism about FAR maximums, the Planning commission currently has before them draft guidance prepared by staff that would include increasing the FAR caps for duplexes to 0.6 and for triplexes to 0.7 in most land use categories (but not all). This huge diversity of building types — nearly all multiunit — also results in my neighborhood having tons of businesses within a 15 minute walk as well as a being one of the most ethnically diverse neighborhoods in the city. To do that, we will need to bring in even more allies than you mention, e.g., the Architectural Heritage Center, Restore Oregon and others that were part of the coalition around passing Amendment 7: Historic Resources. There’s plenty of disagreement within both major US parties. Oh and we hired more cops to get rid of the dirt-bags. Here’s a map: https://www.portlandmaps.com/bps/mapapp/maps.html#mapTheme=rip. See: https://lims.minneapolismn.gov/download/Agenda/856/Built%20Form.pdf/46372/1789/Built%20Form%20Regulations. If I may offer a clarification…I am a Minneapolis resident and have been deeply interested in the Minneapolis 2040 plan process that led to the legalization of triplexes across the city, though the process started before I moved to Minneapolis. Thank you for reminding us of the history of this project, and thank you for your analytical reporting (and advocating) throughout. And I hope that in future articles on this topic, you will recognize the important role that PDX-SDA’s co-founder, Garlynn Woodsong played in advancing this policy–including redeveloping two single family homes into great models of Missing Middle Housing–despite the tough obstacles he had to overcome. . This code change appears to be written for developers, i.e., I’m sure you would have done the same thing had you been born 30-40 years earlier. You do realize that Portland is larger than the few blocks that protestors are concentrated in, right? Is this committee asleep or are they just stupid and cannot think ahead. The bill was passed in 2019, while the city’s proposal was still being hammered out. It’s called tenement housing. . December 17, 2019 – Efforts by the AHC advocacy committee and other historic preservation advocates have resulted in additional protections for historic resources in Portland’s multi-dwelling zones. We can be sure that the priveledged neighborhoods will not see the infill that more modest neighborhoods will. I hope that future reforms here in Portland will allow lot divisions in addition to plexes. People will have the same option they have today to build off-street parking, so the only thing at stake here is how annoying it becomes to park in the public street. Was it just me or is it in this article “no driveways”? Bye bye! Plan Districts, Historic Districts, and Conservation Districts - The boundaries of these districts are … As you can see in the image, the Crossroads is currently low-density, car-centric landscape. Kovacs points to wealthier neighborhoods like Eastmoreland, Laurelhurst and parts of the Southwest Hills, some of the areas which saw racial segregation reinforced over decades through some combination of exclusionary zoning, racially restrictive covenants, and redlining. How is that right? Transplants are the main driver. This is especially true in the neighborhoods in this city and this region which continue to experience displacement by higher income homeowners and renters. I agree with other comments regarding the building of future slums. After years of local headlines describing the proposal as “controversial,” both of the council members up for re-election see their “yes” votes as key accomplishments. I swear thats what he said, so I guess your suggesting just find a nice front yard to park in. Increased density is good for infrastructure maintenance. Just as importantly, it makes it feasible for builders like Habitat to gradually scatter such projects through all Portland neighborhoods. It shows that you care, and I gained from hearing the different perspectives. According to an analysis conducted last February, the infill project means fewer households and businesses will be forced to leave the neighborhoods compared with what would happen if the city did nothing. It should hopefully help slow some of the bleeding but unfortunately it will likely not create the kind of dense, walkable neighborhoods that Chicago and east coast cities have — the ship sailed on that a century ago when white settlers chose to keep immigrants and minorities out rather than welcome them in by providing housing and services. The one “no” vote was Commissioner Amanda Fritz, who first cut her political teeth fighting infill in her neighborhood in the early 1990s. Realizing the plan’s vision would require extensive land-use changes including up-zoning within an area riddled with infrastructure deficiencies. A lot of them are by design,” said Madeline Kovacs, who coordinated with Portland for Everyone, a coalition that advocates for more affordable housing options, including residential infill. A fourplex in Portland, built before their 1959 ban. Adding more housing to a neighborhood but not adding more community resources (grocery stores, post office, pet stores, etc) doesn’t create an ideal urban landscape IMO. These are people working every day 9-5, and we’re going to give up on them and we’re going to say you’re going to be displaced anyway, and so we’re not going to help you,” he said. In 2019, Oregon’s legislature took up the issue, led by a former fourplex resident: Portland-based House Speaker Tina Kotek. In that case you’re right, that is a possible loophole. Let me know if you want me to delete/change. This is excellent! My current street has a higher density of the densest part of Division street in SE Portland because Chicago allows larger multi unit buildings on residential streets, whereas Portland mandates they must be on mixed-use corridors. Very similar to the affordable housing project just over the Columbian River in Vancouver Washington by the Vancouver Housing Authority using modular tiny homes. Thank God I don’t live in that Cesspool of a city. Statistically, increased residential density tends to lead to higher home prices. Portland is NOT SAFE!! This one answers my question about Austin. Also hilarious to see people who don’t even live in Portland flinging insults in the comment section . The reason it says “most lots” is that the R10, R20 and RF zones – which includes a lot of Dunthorpe and the West Hills – are not included. The sewer system and treatment plants, water systems, power will be undersized and will require upgrading – difficult to do and very expensive in developed urban areas. I referenced a Sightline article. Westbrook Council approves new Lincoln Street zoning, sees updates to ordinances. Title 33: Portland Zoning Code Complete. More ADUs and higher density doesn’t sound like a lifestyle improvement. Douglas Scott, Is the BPS statement correct? Almost every city in either country that’s existed for more than a century has a similar story. Is there a point against homeownership that I didn’t catch? You might know the history here better than I do! On Wednesday, hours before the vote, Baugh said he believed the proposal would guarantee a population decline in some of Portland’s most vulnerable communities of color. I thought I had already done so, but files get lost. most citizens of Portland don’t have the funds to build their own 3 & 4 plexes. Thank you for this article, which provides a readable digest of a complex set of changes to our land use regulations. This reform is DEFINITELY not the solution to everything. Bla bla bla…get your head out of Fox News. Posted in Portland Zoning change sought to create Portland’s tallest building by The Associated Press August 24, 2020 August 24, 2020. So until Austin matches its excellent affordable-housing policy with a similar reform to market-rate housing, it’s tying its own hands behind its back. Projections at the time had the city’s population growing by more than 250,000 residents by 2035. On Sunday, Oregon lawmakers gave their final approval to House Bill 2001, which would eliminate single-family zoning around the state. Try calculating a monthly budget for a full-time minimum wage worker, while factoring in the market rate for a 1-bedroom apartment in the Portland area. Those zones, along with R7, are the ones affected here. Eli played a number of important roles in getting this policy including having his firm co-sponsor the Incremental Developer Training that created the Portland, OR Small Developer Alliance. Hopefully this is something they consider. Find this article interesting? These changes were designed to: Provide for greater housing opportunities Enable infill development on small parcels There is always a loophole for the rich, count on it…. In my opinion, the best thing we can do for that is create the environment within which entrepreneurship can thrive. It’s cheaper to maintain contained infrastructure, especially if it discourages the use of single person vehicles, than to build and then maintain infrastructure to support the sprawl. You may not realize what a critical role PDX-SDA played in helping this legislation to get continuously better. “The disparities that we see today are not accidental. Will there be parking lots available nearby? They are simply making long range plans for a ghetto. For example I have a 7000sf lot, but it’s too small for the 7500sf lot size requirement for an ADU. With cheap housing comes the types of neighbors that will stick out like a sore thumb and lower the property values. Re ADA, I’m surprised by that, too. (Perhaps this is detailed in the comprehensive plan.) I have been told that a 6 unit, and two 4 units plus more will be built right next door to me. Portland is bigger than a few blocks. Eric is correct: doubling or tripling the number of taxable lots on a block does wonderful things for the tax base. I’m sure people who pay 600k and up for their house will be tickled pink to know that their investment could be jeopardized by cheap housing being integrated into their neighborhood. This increased displacement risk was one of the main issues skeptics of RIP pointed to in their opposition. And isnt it real ironic how its called the R.I.P. If we hadn’t chipped in with our now-neighbors to build it, we probably would have ended up buying an older existing home, presumably slightly outbidding someone else for it. On Wednesday, councilors cast their final vote on the Residential Infill Project, or RIP, an initiative launched a half-decade ago under the leadership of former Mayor Charlie Hales. Personally I am very pleased at this program, I don’t like Portland and this will make the junkies and tweakers have a nice opportunity to further destroy this place. Some zoning changes were coming to these areas regardless of the infill project. Founded in 1993, Sightline Institute is committed to making the Northwest a global model of sustainability, with strong communities, a green economy, and a healthy environment. With that kind of attitude though, no-one in Portland will be missing you . I’m still not clear on how this is not a massive shift in wealth from single family homeowners to real estate developers. See the Grand House housing form. Last year, the state passed House Bill 2001, which eliminated single-family zoning in much of the state. The city's zoning code spells out what uses are allowed in which land use zones. Its presidential candidate’s platform reflects this: Joe Biden says the federal government should withhold various grants from cities that don’t take steps toward the standard Portland is about to set. Because lower-density neighborhoods are 77% of residential land, no neighborhood is likely to change all that much. Excellent response, Struggling Local!! That’s the approach Houston took several years ago, and it’s been very effective. If a different zone is requested, a Comprehensive Plan Map Amendment Review is also required. The only thing I love more than that city is the enlightened leadership Portland provides for the rest of the country. I wish you all luck though. The overview that I see thus far just allows money/wealth to be retained by those already owning the said properties: they get wealthier by housing demand and there are not ways to divest ownership of four-plexes etc (other than as long-term leases/condos). Plus a Ferry to New York City. I couldn’t agree more that strong cities and neighborhoods need nearby commerce as well as housing. Way to go Portland crowd more people in an already over crowded city, let’s add to traffic, energy and water use, whose democratic pockets are we lining with developers money, glad I am rural. Or is it bad? BTW, I own 2 single family rentals in Portland, and agree with your analysis. Let’s not justify riots by trying to hide the FACT that riots in many additional areas and abusive invasions into many residential areas are occurring every day & night!! Where are all of these people supposed to park? I’m curious about the role of mixed-use zoning in this development plan. On the street? It’s a choice and people should be able to choose to live without one and have the infrastructure around them to make that possible. Stay up to date on the Northwest's most important sustainability issues. Zone and Text Changes ... (ABMF) under the existing Land Use Code, Chapter 14 of the Code of Ordinances of the City of Portland. Oregon House Bill 2001 was passed into law in 2019 thereby requiring Oregon cities with more than 2,500 people to update their ADU codes to eliminate occupancy requirements and off-street parking requirements by January 2020 (see map of affected … And it doesn’t take a dime away from other existing programs. We also need to find ways to make shared housing more feasible for all ages–especially older homeowners and renters. This is part of implementation of the comp plan. A rendering, by Alfred Twu, of the housing options Portland’s residential infill project would legalize. He suggested the city use the construction tax collected from new developments and set it aside to subsidize affordable units in the same areas. Reforms like this make me hopeful that we (and our younger Gen Z friends) could some day actually afford to own a home that isn’t 100 blocks away from the city. 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