Editor’s note: Barb serves as BWNA secretary and is a leading voice on the United Neighborhoods for Reform (UNR) Steering Committee, which is dedicated to the preservation of viable single-family homes.
If there ever was a time to comment about the future of Portland’s single-family neighborhoods, the time is now. The Bureau of Planning and Sustainability has released the “discussion draft” of the proposed huge residential infill plan that will go to the Planning and Sustainability Commission and the City Council in early 2018. (See this plan online at https://www.portlandoregon.gov/bps/article/657754) Most of the east side of Portland will be rezoned to an “Additional Opportunity Housing overlay zone.” These proposed changes would allow duplexes with an added accessory dwelling unit (ADU) anywhere in residential zones R2.5, R5, and R7, and triplexes on corners. Current areas of R5 with historic underlying lot lines would be re-zoned to the higher density R2.5.
Areas of proposed change from R5 to R2.5 in the Beaumont-Wilshire neighborhood according to maps on the Residential Infill Project website:
- North of the Fremont commercial zone to Beech, and from 42nd to the east side of 44th
- N.E. Skidmore to Alberta Ct, and from 33rd to 37th
The proposed new addition overlay zone aims to provide incentives for affordable housing. A bonus unit for increased density would be allowed if all units in a development were affordable. “Affordable” in this proposal would be defined as affordable to those making up to 80% of the median family income.
This proposed code would “limit the size of houses while maintaining flexibility.” “Low ceiling attics” and basements would not be included when measuring the square footage of a new house. Additional square feet would be allowed for ADUs, garages, and sheds. A “2500 sf” house allowed by this new code on a 5,000 square foot lot actually would be 3,250 square feet, plus basement. New single houses could have two ADUs. Cottage clusters would also be allowed in R5. The code would enable internal conversions of large homes into multiple rental units.
This is a large increase in density for neighborhoods like Beaumont-Wilshire. So far no analysis appears on the Residential Infill Project website regarding actual impacts on neighborhoods, or whether this plan would actually result in less expensive houses or moderated rents. Will more moderate, viable houses be demolished because of the incentives driven by this proposal? Where are the analyses of impacts on traffic, parking, and availability of public transportation? What are the costs versus benefits of these code changes?
There are many questions to ask and details to be clarified about this plan. Please go online to the site listed above. Read the documents. Give the city your feedback. Attend the scheduled drop-in events listed on the website. Comments must be submitted to the Bureau of Planning and Sustainability by November 20 at 5:00 pm. Comments can be sent via the Survey Monkey link on the Residential Infill Discussion Draft site, email or U.S. mail. After considering public comments on the “Discussion Draft,” staff will prepare a “Proposed Draft” for consideration by the Planning and Sustainability Commission and City Council. Stay tuned and stay engaged.