Stroheckers - September 13, 2019
The Early Assistance report is complete and includes a site map.
Stroheckers - August 12, 2019
There has been some recent activity regarding the Strohecker's Grocery Store site. At the end of July, the owner filed a request for an Early Assistance meeting with the Bureau of Development Services. You will find information about this by going to portlandmaps.com and selecting advanced—>permits and entering the project’s IVR number, 4433173.
Early Assistance is the first step of a development process in which the developer meets with the City to get an initial idea of what the City will be requiring.
The text from the Permit states:
Demolition of an existing grocery store building. The new construction will be 12 town houses with garages and an apartment building with parking and 3.500 sf of retail space. Parking for the retail will be on grade. Storm water disposal will be by using storm planters. The new site plan would NOT have any new buildings on top of the sewer line, however there would be parking (and drive aisles) above the line at some locaations. The combined sewer would not be moved. There is about 12 feet of natural drop access the site from south to north.
A meeting date has not yet been set, but SWHRL will be monitoring and keeping the neighborhood abreast as the development process moves forward. Note that the 3,500 sf of retail space is more than the 3,000 sf the City Council set as a minimum. This is good news.
Please see our archive of Stroheckers-SWHRL activity to date for background information.
Neighborhood testimony at the August 8, 2018 City Council hearing begins at 40 minute 40 seconds.
In October, the City Council adopted the findings (which allows the development to move forward), but with important conditions, including:
- Re-use of the existing building or any redevelopment project at the site must provide at least 3,000 square feet to accommodate a retail sales and service use. The site owner shall be allowed to convert all 3,000 square feet to any other allowed use in the zone if the owner of the site or their designated agent demonstrates the site was marketed for retail use for one year from substantial completion of the retail shell space and no retail sales and service tenant has entered into a lease or sale agreement for the space.
- The applicant must complete the Neighborhood Contact process as noted at PCC 33.130.050 and 33.700.025 during the design development phase of any redevelopment project for the site, with the added requirement that all neighbors included on the mailing list for this land use review receive the initial and follow-up notification letters.
- Future development subject to BES (Bureau of Environmental Services) approval of plans to avoid or relocate the existing sewer that runs under the building site.
- A trip cap for future development that would limit daily vehicle trips to no more than was generated by the previous grocery store use.
There are a couple of subtleties about the City Council decision. The Council discarded the previous, 1980's set of Land Use conditions and, at SWHRL’s request, added a new condition requiring at least 3,000 sq to be built as retail space. Although SWHRL had requested 7,500 sf of retail space, 3,000 was the compromise the Council reached between the developer and SWHRL.
The owner is released from this “retail” requirement if they can’t find a tenant within one year after the shell of the structure is already built. It is in this space that SWHRL and the neighborhood would like to see a smaller food market along the lines of Basics Market.
Proposed Tangent Village Duplex Development
SWHRL has appealed to City Council the Hearings Officer's decision to approve the proposed development of Tangent Village, a 20-unit duplex/townhouse, Planned Development, located at the end of SW Tangent St, and between SW Davenport St and SW Broadway Drive.
SWHRL has appealed on the grounds that the City has not required the developer to provide adequate improvements to their property's SW Broadway Drive frontage, as required by City Code. Specifically, City code requires new development to construct sidewalks, and makes approval conditional on the "transportation system" being "capable" of "safely supporting . . . safety for all modes," i.e. walking and cycling.
Everyone agrees that most of SW Broadway Drive is currently unsafe for walking and cycling, including the 740 ft of proposed Tangent Village frontage, and that Broadway Drive's pedestrian and bicyle infrastructure is deficient. Yet the City did not require this developer to contribute its share toward improving the situation.
On the contrary, the Hearings Officer has agreed that reducing the City's sidewalk requirement to a 3' to 6' ft-wide stretch of gravel on the opposite side of the street "where feasible given the existing constraints of driveways, mechanical equipment, and guard rail locations" adequately provides or improves "safety for all modes."
SWHRL disagrees. Gravel placed between the fog line and the guard rail in the photo above will not improve a pedestrian's safety. The danger comes from speeding cars, not the path surface.
At its minimal, most basic definition, a sidewalk would be a clear path for a pedestrian to walk. Yet the City's position is that gravel, "where feasible given the existing constraints" seen in the photo above, adequately mitigates the requirement to build a sidewalk along the property's frontage (on the other side of the street).
Our Appeal will be heard by the City Council on October 16, 2019, at 2:00 PM.
Residential Infill Project (RIP)
Some neighborhoods are concerned about how the City’s new Residential Infill Project (RIP) may affect our single family neighborhoods, by allowing certain multi-family dwellings. The Bureau of Planning and Sustainability’s website states:
“The Commission’s revised proposals would allow a wide range of housing types, including triplexes and fourplexes in single-dwelling zones. They also pushed to broaden the area where these housing choices would be allowed. To address the demolition of single-family homes, they created more incentives to retain existing houses, such as allowing them to be split into multiple units. They pushed for more flexibility for accessory dwelling units to incentivize their construction.”
If you are interested in learning how this might affect Portland Heights, please contact: firstname.lastname@example.org and we can research together.
SWHRL receives notices of proposed demolitions. Though there haven't been many in the past several years, it's good for SWHRL and neighbors to keep an eye on them. Email email@example.com if you are aware of a proposed demolition near you, and have concerns. Since the city does not monitor contractors specifically for abatement of hazardous materials such as asbestos, we need to watch what’s going on.
July 2017: 3115 SW 36th Ave, Permit 17-212123-RS
May 2017: 5409 SW Paton Rd, Permit 17-139917-RS
April 2017: 4410 SW Hewett Blvd, Permit 17-160284-RS
Questions or concerns? Contact Kareen Perkins, Bureau of Development Services (BDS) (503) 823-3622 or firstname.lastname@example.org