East Portland Welcomes You!   eastportland.org
Home >> EPAP Action Plan >> Updates >> HOUSING AND DEVELOPMENT POLICY

HOUSING AND DEVELOPMENT POLICY

HD.1 Improve the design and quality of new housing structures

HD.1.1 Explore design tools and update Community Design standards tailored to East Portland development styles and neighborhoods.
Add an update
Action Item Number: 
1
HD.1.2 Explore design requirements and/or mandatory design overlays for multi-dwelling development in high-impact infill areas.
Add an update
Action Item Number: 
2
HD.1.3 Explore code provisions to improve corner-lot building orientation.
Add an update
Action Item Number: 
3
HD.1.4 Initiate pilot projects for development of high-quality housing compatible with existing development and natural features.
Add an update
Action Item Number: 
4
HD.1.5 Implement Courtyard Design Competition ideas and standards.
1 updates received / Add an update
Action Item Number: 
5
On 12-08-2010 at 12:21 pm, Portland Housing Bureau (david [dot] sheern [at] portlandoregon [dot] gov) wrote:

Portland Housing Bureau provided financing for Pardee Commons at SE 122nd and Pardee. Completed in 2010, Pardee Commons is a for-sale, courtyard style development of ten homes priced to be affordable to households earning 80% of area median income. The car is given secondary attention while people are given the focus of the shared courtyard and common green area. The project meets the Oregon Department of Energy's High Performance Home standard, which means it uses 50% less energy than building only to code standard. Plus, it will qualify as an Earth Advantage Platinum home. Features include solar hot water; extra insulation; high efficiency heat pumps; permeable pavers on main driveway; low VOC paints; homes have smaller footprints, opening more area to green spaces; easy access to mass transit.

HD.1.6 Explore financial incentives or other mechanisms to upgrade materials and design quality of multi-dwelling development (MFR fa?ade program).
Add an update
Action Item Number: 
6

HD.2 Improve the appearance, quality and safety of existing housing stock

HD.2.1 Increase proactive code enforcement for housing; improve information about reporting and mechanisms to address issues.
Add an update
Action Item Number: 
1
HD.2.2 Develop a Rental Inspection Program to ensure that minimum life and health standards are maintained in multifamily housing.
Add an update
Action Item Number: 
2
HD.2.3 Create a housing rehabilitation program to improve the safety and appearance of existing housing stock.
1 updates received / Add an update
Action Item Number: 
3
On 12-08-2010 at 12:32 pm, Portland Housing Bureau (david [dot] sheern [at] portlandoregon [dot] gov) wrote:

Portland Housing Bureau has provided Rose Community Development with $3.3 million in financing to acquire and rehabilitate 40 units of rental housing at 7901 SE 92nd Avenue. The funds will go towards completely renovating the property to improve its appearance, safety, and sustainability. It will also ensure continued affordability of the units for low income renters.

The project is currently under construction.

HD.2.4 Expand community non-profit home repair and rehabilitation assistance programs to cover greater number of households.
Add an update
Action Item Number: 
4

HD.3 Improve public notification for new development and enhance community knowledge, capacity and influence

HD.3.1 Develop a mechanism to notify school districts of residential development permits.
Add an update
Action Item Number: 
1
HD.3.2 Expand development regulation information in multiple languages; assist non-English speakers' understanding of the process.
Add an update
Action Item Number: 
2
HD.3.3 Improve outreach and involvement of East Portland residents and businesses in Portland Plan; expand capacity of EPNO land use chairs group to engage in Portland Plan.
1 updates received / Add an update
Action Item Number: 
3
On 04-17-2013 at 2:50 pm, East Portland Neighborhood Office (director [at] epno [dot] org) wrote:

Encouraged use of the East Portland Action Plan (recently completed) to guide Portland Plan policies for East Portland. ONI has organized two ABC's of Land Use workshops in outer East since 2009. East Portland Action Plan has advocated with the Bureau of Planning and Sustainability District Liaison to develop a spread sheet that informs where each Action item is addressed in the Portland Plan, which Policy Expert Group is most appropriate to address each Action item, and where the Action item would best be addressed in the Comprehensive Plan. This document is in process, but has received initial draft review. East Portland Action Plan Housing Subcommittee has been actively advocating to advance systemic address of this Action item. The EPAP made this Action item one of their priorities for 2012 -13.

HD.3.4 Develop classes to improve technical capacity and expertise in land use for/among neighborhood leaders.
Add an update
Action Item Number: 
4
HD.3.5 Consider and develop a mechanism to provide better notification to neighbors of multi-dwelling developments that do not require a land use review.
Add an update
Action Item Number: 
5

HD.4 Review and assess public policies and incentives for housing development

HD.4.1 Explore policies and mechanisms to address timing and funding of services when development occurs (including schools, parks, streets, etc).
1 updates received / Add an update
Action Item Number: 
1
On 11-16-2010 at 4:24 pm, Multnomah County Dept. of Human Services (kathy [dot] m [dot] tinkle [at] multco [dot] us) wrote:

DCHS Housing Team staff are working closely with jurisdictional funders, including PDC, the Housing Authority of Portland, the Cities of Gresham and Portland and the State of Oregon to match up housing and services in publicly funded new construction or rehabilitation projects. In the last 2 years we have added two new affordable housing complexes to East County, Broadway Vantage and Eastgate Station. In addition to serving low-income households, both projects also serve high-resource using homeless families in the Bridges to Housing Program. The Eastgate Station also serves clients in our Aging and Developmental Disabilities programs with a focus on placing low-income seniors & people with disabilities transitioning from nursing facilities into affordable & accessible independent housing.

HD.4.2 Align development standards and policies among bureaus to improve coordination and resolve internal conflicts.
Add an update
Action Item Number: 
2
HD.4.3 Review and assess housing development tax abatement benefits and impacts in East Portland; consider adjustments as warranted.
1 updates received / Add an update
Action Item Number: 
3
On 03-27-2013 at 2:01 pm, David Hampsten (david_hampsten [at] yahoo [dot] com) wrote:

To: The East Portland Action Plan
From: EPAP Housing Subcommittee
Date: 3/27/13

RE: Research on the Question: Does East Portland have more Tax Exempt Property due to Affordable Housing than other areas in Portland?

The EPAP Housing Subcommittee finding is: No, it does not. The number of affordable housing tax exemptions is slightly higher than the city average, but not unreasonably so.

Background:

From its inception, EPAP members have raised concerns about a concentration of tax-exempt properties in East Portland, particularly about the tax exemption for affordable housing. Tax exemptions are perceived to reduce funding for local governments and school districts. New affordable housing is perceived to increase enrollment at already crowded public schools and increase the concentration of poverty in East Portland. The EPAP Housing Subcommittee decided to research this question to determine its validity and resolve an Action Item:

HD.4.3 Review and assess housing development tax abatement benefits and impacts in East Portland; consider adjustments as warranted.

Procedure:

In the early fall of 2012, Frieda Christopher obtained and analyzed data on Property Tax Exemption from Multnomah County. David Hampsten assisted with the analysis. Chris Scarzello provided additional data from the Bureau of Planning and Sustainability. The Multnomah County Tax Collector provided the data in both situations for the 2012/13-tax year. After discussion with the Housing Subcommittee, Chris Scarzello sent this analysis to Uma Krishnan at the Portland Bureau Planning and Sustainability for additional input. In December 2012, Nick Sauvie drafted the initial report and provided recommendations. The EPAP Housing Subcommittee adopted its final report and recommendations at its meeting on 3/11/13. The results of this process are shown below:

1.East Portland contains about 25% of the city’s population and it has about 25% of the city’s affordable housing tax-exempt properties. A review of the Percentage of Properties with Tax Exemption shows that the East Portland percentage (7.3%) is higher than the City of Portland percentage of 6.1%. However, other areas of Portland have even higher percentages of exemption. The percentage for North Portland is 9.7%.

Percent of Properties with Affordable Housing Tax Exemptions
7.3% East Portland
6.1% City Average
1.7% Low (Central City)
9.7% High (North)

2.Similarly, when the total of all tax exemptions (exemptions for housing, hospitals, schools, religious groups, etc.) is added together, there is a slightly higher percentage in East Portland (12.9%) than for the city as a whole (12.4%). When all exemptions are combined, the area of Portland with the highest percentage of exemptions is the Central City area with 26.4%.

Percent of Properties with Tax Exemptions of Any Kind
12.9% East Portland
12.4% City Average
9.9% Low (Southeast)
26.4% High (Central City)

3.The data reviewed showed that the total affordable housing tax exemptions for the city of Portland is $36.7 million per year, which is about 3.7% of total tax collections for the Portland area (City + School Districts + County). The total Property Tax collected for the area of the Portland city is $999 million. The EPAP Housing Subcommittee believes that exempting 3.7%, when compared to the total property tax collected, is a reasonable amount since it is exempted to provide housing for thousands of Portland’s most vulnerable residents, many of whom are elderly, disabled or children.

Tax Inequality:

An additional finding of this property tax analysis was that East Portland property tax payers often pay a higher amount of taxes for similar properties than are paid in other areas of Portland. This is clearly a property tax inequity for East Portland, which relates to two other Action Items:

EQ.1.1 Initiate a citywide audit of resource allotment - research tax equity and contributions of East Portland to the tax base.

EQ.1.2 Initiate county audit of resource allotment in East Portland - tax contribution/use and service needs alignment.

Data from the Multnomah County Tax Assessor on properties in the City of Portland demonstrate the unintended consequences of property tax limitation measures as approved by the voters in the 1990s. There is a wide disparity between property taxes paid on different properties of similar value in East Portland when compared to other areas of the City. As a result, the taxes paid on a typical property worth $200,000 in East Portland might be $1,000 more per year than those on a similarly valued property in the Central City or another area of the City.

City Commissioner Steve Novick and the League of Oregon Cities have each proposed solutions to make the state’s property tax system more equitable. Commissioner Novick’s commentary can be read at http://www.portlandoregon.gov/novick/article/428020.

One of the reasons for East Portland paying more than its fair share of property taxes may be the large number of tax-exempt properties in the Central City area of Portland. More than one out of every four Central City properties – 26.4% – is tax exempt. Despite this large number of exempt properties, the Central City has by far the lowest percentage of affordable housing tax-exempt properties – only 1.7%.

Final Conclusions:

The EPAP Housing Subcommittee does not find there to be significant differences in the amount of tax exempt property for affordable housing in East Portland when compared to other areas of the City of Portland. The belief that East Portland has more property tax exemptions because of its affordable housing is an urban myth.

The misperception of East Portland having more property tax exemptions for affordable housing may result from the fact that East Portland has a higher percentage of affordable housing, although much of it is not property tax exempt. Housing which is built intentionally to be affordable by Community Development Corporations is very likely to be property tax exempt. However, housing built by the Private Sector often becomes affordable because the properties are not well maintained and deteriorate over time making it more difficult to command higher rents. Consequently, the housing becomes affordable to lower income residents and less desirable to those with higher incomes. It is not affordable by design---it is affordable by accident. This type of accidentally affordable housing is generally not property tax exempt.

The EPAP Housing Subcommittee supports good, affordable housing by design. Building well-designed new housing and rehabilitating existing housing supports strong East Portland neighborhoods. The affordable housing tax exemption is an important tool that benefits families, seniors and people with disabilities.

HD.5 Improve regulations and implementation of City code to increase benefit and reduce impacts

HD.5.1 Explore mechanisms to provide on-site play areas and open space in multifamily housing developments.
Add an update
Action Item Number: 
1
HD.5.2 Amend zoning code to improve flag lot development and privacy issues.
Add an update
Action Item Number: 
2
HD.5.3 Improve/institute a tree preservation and replacement code.
Add an update
Action Item Number: 
3
HD.5.4 Review relationship of zoning density and lot size to address East Portland infill context.
Add an update
Action Item Number: 
4
HD.5.5 Develop better guidelines and regulations for transitions between relatively high and moderate intensity zones to mitigate decreased sunlight access and privacy impacts.
Add an update
Action Item Number: 
5
HD.5.6 Provide community amenities and improve design to encourage housing that is attractive to households with a range of incomes.
1 updates received / Add an update
Action Item Number: 
6
On 09-13-2012 at 10:21 am, David Hampsten (david_hampsten [at] yahoo [dot] com) wrote:

In June 2012, PBOT applied for an ODOT TGM Grant to do the Division-Midway Neighborhood Street Plan project.

The purpose of the Division-Midway Neighborhood Street Plan is to foster safe and convenient access to commercial destinations along SE Division Street from surrounding neighborhoods by identifying new local street connections and a primary network of walking and bicycling routes at a neighborhood-level (which will feed into the citywide active transportation network). This project will advance objectives identified in the East Portland Action Plan (2009) and Portland Plan (2012) to improve infrastructure, create a healthier environment and expand commercial services so residents can meet their daily needs in close proximity to home. This project will also build upon past transportation planning efforts, including the Far SE Master Street Plan (2001), SE 122nd Avenue Study (2011), Outer Powell Boulevard Conceptual Design Plan (2011-12), and East Portland in Motion (2011).

The Division-Midway Neighborhood Street Plan will focus on the neighborhoods served by businesses within the Division-Midway Neighborhood Prosperity Initiative (NPI) district, one of six recently formed urban renewal areas aimed at strengthening the economic competitiveness of neighborhood business districts through community-planned and community-implemented actions and projects. The boundary would reach from SE 112th to SE 148th and extend roughly one mile north to SE Stark (serving the Rosewood NPI) and south to SE Holgate. The study area covers four neighborhoods (Powellhurst Gilbert, Hazelwood, Mill Park, and Centennial) and two business associations (Gateway Area BA and Midway BA).

The neighborhoods in the study area have unique street patterns and severe deficiencies in transportation infrastructure, including numerous unpaved and dead-end streets. Much of the area developed as low-density suburban areas that were subsequently annexed into the City of Portland in 1980s and 90s. As a result, street connections were not planned to meet spacing standards and basic roadway infrastructure (such as pavement and/or sidewalks) was often not built at the time of development.

Expected Outcomes:
• Develop a refined street plan for the study area by identifying opportunities for future full-street and pedestrian-bicycle connections
• Evaluate neighborhood streets (i.e. traffic classification of neighborhood collector or local service) by compiling traffic data and determining their functions (current and future) for motor vehicles, pedestrians and bicycles
• Identify primary walking and bicycling routes to SE Division Street, schools, parks and other local destinations based on adopted plans, traffic conditions and community input
• Distinguish between streets with varying traffic functions and consider changes to street classifications or defining a street typology
• Develop a set of local street improvement options at a concept level and determine the streets where each option can be applied
• Establish an implementation strategy outlining priority street improvement projects and the process for making local improvements

Estimated Proposed Project Budget: $125,000

Project Contact:
Denver Igarta, Transportation Planner, (503) 823-1088, Denver [dot] Igarta [at] portlandoregon [dot] gov
Portland Bureau of Transportation, 1120 SW 5th Ave, Suite 800, Portland, Oregon 97204

HD.6 Review and assess Comprehensive Plan Map and implementation in East Portland

HD.6.1 Assess outcomes of the Outer Southeast Community Plan, update where needed.
Add an update
Action Item Number: 
1
HD.6.2 Evaluate location and intensity of current residential zoning including density bonuses.
Add an update
Action Item Number: 
2
HD.6.3 Initiate a pilot project in East Portland to test new land use concepts: consider land development, transportation and connectivity, services.
1 updates received / Add an update
Action Item Number: 
3
On 09-13-2012 at 10:21 am, David Hampsten (david_hampsten [at] yahoo [dot] com) wrote:

In June 2012, PBOT applied for an ODOT TGM Grant to do the Division-Midway Neighborhood Street Plan project.

The purpose of the Division-Midway Neighborhood Street Plan is to foster safe and convenient access to commercial destinations along SE Division Street from surrounding neighborhoods by identifying new local street connections and a primary network of walking and bicycling routes at a neighborhood-level (which will feed into the citywide active transportation network). This project will advance objectives identified in the East Portland Action Plan (2009) and Portland Plan (2012) to improve infrastructure, create a healthier environment and expand commercial services so residents can meet their daily needs in close proximity to home. This project will also build upon past transportation planning efforts, including the Far SE Master Street Plan (2001), SE 122nd Avenue Study (2011), Outer Powell Boulevard Conceptual Design Plan (2011-12), and East Portland in Motion (2011).

The Division-Midway Neighborhood Street Plan will focus on the neighborhoods served by businesses within the Division-Midway Neighborhood Prosperity Initiative (NPI) district, one of six recently formed urban renewal areas aimed at strengthening the economic competitiveness of neighborhood business districts through community-planned and community-implemented actions and projects. The boundary would reach from SE 112th to SE 148th and extend roughly one mile north to SE Stark (serving the Rosewood NPI) and south to SE Holgate. The study area covers four neighborhoods (Powellhurst Gilbert, Hazelwood, Mill Park, and Centennial) and two business associations (Gateway Area BA and Midway BA).

The neighborhoods in the study area have unique street patterns and severe deficiencies in transportation infrastructure, including numerous unpaved and dead-end streets. Much of the area developed as low-density suburban areas that were subsequently annexed into the City of Portland in 1980s and 90s. As a result, street connections were not planned to meet spacing standards and basic roadway infrastructure (such as pavement and/or sidewalks) was often not built at the time of development.

Expected Outcomes:
• Develop a refined street plan for the study area by identifying opportunities for future full-street and pedestrian-bicycle connections
• Evaluate neighborhood streets (i.e. traffic classification of neighborhood collector or local service) by compiling traffic data and determining their functions (current and future) for motor vehicles, pedestrians and bicycles
• Identify primary walking and bicycling routes to SE Division Street, schools, parks and other local destinations based on adopted plans, traffic conditions and community input
• Distinguish between streets with varying traffic functions and consider changes to street classifications or defining a street typology
• Develop a set of local street improvement options at a concept level and determine the streets where each option can be applied
• Establish an implementation strategy outlining priority street improvement projects and the process for making local improvements

Estimated Proposed Project Budget: $125,000

Project Contact:
Denver Igarta, Transportation Planner, (503) 823-1088, Denver [dot] Igarta [at] portlandoregon [dot] gov
Portland Bureau of Transportation, 1120 SW 5th Ave, Suite 800, Portland, Oregon 97204

HD.6.4 Engage school districts in long range planning for land use and service provision.
Add an update
Action Item Number: 
4
East Portland Action Plan | East Portland Neighborhood Office - 1017 NE 117th Ave., Portland, OR 97220 | 503-823-4035 | lore.wintergreen [at] portlandoregon [dot] gov