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Coming soon: More certainty around short-term rental regulations

RICAP 6 Code Amendments head to City Council for June 4 hearing | BPS E-News May 2014

On April 22, the Planning and Sustainability Commission (PSC) voted to recommend the Regulatory Improvement Code Amendment Package 6 (RICAP 6) amendments, including proposed new regulations for short-term rentals. Next step: City Council will hold a public hearing on June 4 at City Hall to consider the RICAP 6 Recommended Draft.

The code amendment package addresses 45 items, from radio frequency (cell tower) regulations, public art and window requirements to regulating temporary activities such as onsite filming. The amendments range from minor policy matters to technical corrections to the Zoning Code. A few of the items were evaluated by staff and deemed not to need any changes. 

At the April public hearing, the PSC divided the meeting into two parts: 1) Taking public testimony on and voting unanimously in favor of the bulk of the RICAP 6 items, and 2) Using the remainder of the evening to hear testimony on the proposed short-term rental regulations. Community members expressed both concern and support for the proposed changes that would allow residents to rent one or two bedrooms in their single-family house or duplex unit to overnight guests with an administrative permit.  Renting more than three bedrooms would continue to require a conditional use review.

Several Airbnb operators provided testimony describing some of the guests they had hosted, including the parents of a bride who lived down the street, relatives of patients at nearby Providence Hospital and those who returned for multiple visits because they liked the authentic feel of being in a Portland neighborhood. But others commented on impacts, such as noise and traffic generated by guests waking them up early in the morning or late at night. Some expressed opposition to new regulations that would require residential inspections for safety features like interconnected smoke detectors, while others favored additional regulations such as requiring an onsite host.

The commission considered a number of issues but made only one minor refinement to how a household is defined before voting 8 to 1 to move the short-term rentals as part of the RICAP 6 package forward to City Council in their Recommended Draft, in anticipation of the City Council Hearing. 

The City Council hearing will be held on June 4 at 2 p.m. in Council Chambers at City Hall, 1221 SW 4th Ave. Testimony may be given in person and/or writing.

Learn how to testify at City Council hearings. 

View the Recommended Draft.  

Visit the RICAP home page for more information on the regulatory improvement program.

PSC News: May 13, 2014 Meeting Recap and Documents

Climate Smart Communities — briefing; PDX Community Advisory Committee — briefing

Agenda

  • Climate Smart Communities briefing
  • PDX Community Advisory Committee briefing

Meeting files

**If you receive an error message, click the icon to the right of "Contained Records" to open the document listing.

An archive of meeting minutes, documents and audio recordings of all Planning and Sustainability Commission meetings are available at http://efiles.portlandoregon.gov/webdrawer/search/rec?sm_clastext=Planning%20and%20Sustainability%20Commission&sort1=rs_dateCreated&count&rows=50.

Warehousing and Distribution Business Profile: Pacific Coast Fruit

A family-run business carries traditional Produce Row activities into the 21st century

Nestled underneath the Burnside Bridgehead and next to a skate park, Pacific Coast Fruit moves 4 million pounds of produce and 100,000 packages a week into and out of the Central Eastside. The company’s 60+ trucks load and unload product 24 hours a day, serving places as far away as Victoria and Vancouver, B.C., and as close as local Fred Meyer stores.

A family-run business since 1977, Pacific Coast Fruit operations include wholesale, grower/shipper and manufacturing functions. Ninety-five percent of their business is in fresh produce, which they get mostly by truck, with some by rail and air.

Pacific Coast Fruit considered moving to a suburban location and even purchased land, but they aren’t going anywhere. They love being in the Central Eastside. Close to the freeway and the airport, the location works for them. They also find the food industry cluster a benefit; they are now doing business with the New Seasons Commissary that opened down the street.But freight movement can be difficult because of traffic in the area — especially getting trucks to I-5 southbound. Maneuvering trucks through the small street grid is difficult so they hire good drivers and hold regular safety meetings. Says company owner Dave Nemarnik, “This location works for us because we’re off the main travel corridor, but I can see why it may not work for others.”

With 310 employees at this location, the company is among the largest employers in the Central Eastside. Jobs include entry-level food production, warehouse workers, drivers, and sales and support staff. The company provides benefits to all employees.

Employees at Pacific Coast Fruit come from all over the region (Camas, Southeast and Northeast Portland, Hillsboro, Beaverton and Tigard), and parking for them is a problem. Although the company has a parking lot and leases some spaces across the street, “We are maxed out and can’t grow anymore at this location,” states Nemarnik, who wants to see more jobs in the district.

“Family wage jobs are important,” he emphasizes. “They create wealth.” Open to different kinds of economic activity in the area (e.g., design, software), Nemarnick cautions that office work shouldn’t replace manufacturing jobs. “We need to build stuff here and think about the education system for the trades. Companies will come here if there are trained employees.”

Regarding the possibility of more housing in the area, Nemarnik says, “I don’t mind residential close by, but a lot of residential would be a problem; it would force out business. And new residents need to be aware it will be urban living here. This is a 24-hour operation.”

This is the fourth installment of a blog series aimed at exploring the past, present, and future of the Central Eastside. To learn more about the businesses of the Central Eastside and the planning efforts for the district, read the Central Eastside Reader and visit the SE Quadrant Plan calendar to learn about future events.

Portland’s Central Eastside: A Regional Employment Center

A variety of enterprises makes the area one of the city's largest employment districts

The Central Eastside (CES) is home to more than 1,100 businesses and 17,000 jobs — more than any other district in the Central City outside of the downtown core. Industrial uses and creative businesses sit side-by-side, as the area becomes an emerging location for cross-industry exchange, from film and digital enterprises to food, creative services and craft industries.

While employment in other Central City areas decreased during the recent economic downturn, jobs increased in this district — in part because of a growing presence of traded sector industries. As it has evolved, the CES has become more attractive to a variety of businesses, outperforming its fellow employment districts thanks to a unique collection of historic industrial buildings, space affordability and centralized location near Portland’s business core.

To support continued economic development in the area, the City of Portland has made substantial public investments in multi-modal transportation infrastructure, such as light rail, streetcar, and bike and pedestrian facilities. The Portland-Milwaukie Light Rail (PMLR) line, opening in 2015, includes two stations within the district next to several larger redevelopment opportunity sites, which could accommodate growth of existing businesses or attract new industries and employment to the district.

Employment Sectors

The 1,000+ businesses in the district fall into several key employment sectors. Some of these, such as warehousing and distribution, reflect the earliest industrial users of the district. Other businesses represent the changing and evolving face of industry, such as film production, software development and web-based industries.

While different, these various sectors and businesses are all attracted to the Central Eastside, whether for its central location, building stock or proximity to nearby industrial businesses in the area. The Central Eastside provides an ideal location for this unique mix to establish and grow.

Warehousing and distribution businesses first made this district, once known as Produce Row, Portland’s center for industrial activity. Over time some businesses have “outgrown” the district; the small block or grid pattern that characterizes most of the district, as well as transportation constraints associated with the city center, can make large scale production and freight mobility challenging.

Yet there are many businesses that depend on a centralized location for their customer base and reliable access to the regional transportation system — but can operate in smaller locations. For these enterprises, the CES is an attractive location.

Manufacturing has long been a major industrial sector within the Central Eastside. Wood and metal fabricators, as well as tool and equipment manufacturers, have populated the district since its inception, and many still exist today.

However, a manufacturing revolution is currently underway in the district, characterized by small businesses making specialty goods in modest spaces with advanced technologies. The manufacturing sector also includes businesses that specialize in food preparation, brewing, distilling, and bicycle manufacturing and repair. For instance, a building that may once have been used by a single metal fabrication company now contains several enterprises specializing in industrial design. They manufacture their concepts onsite, using traditional techniques as well as advanced manufacturing tools, such as 3D printing.

Although the scale and types of businesses are rapidly evolving, the Central Eastside remains an important center for Portland’s manufacturing sectors.

Industrial service businesses generally serve other industrial and business sectors within the district, as well as the Central City. Examples include companies that supply parts, provide specialized services for manufacturing processes or do equipment maintenance.

Industrial service providers have a large customer base within the district that depends on easy access to their services. For instance, a number of construction companies within the Central Eastside have easy access to multiple businesses that supply building materials and construction equipment. This allows contractors to quickly get to the supplies and equipment they depend on, saving them time and money.

Knowledge-based and design businesses, including film, advertising, software development, architecture, engineering and industrial design firms, are increasingly calling the Central Eastside home. They are attracted to the open flexible workspaces that support collaboration between employees and can easily be tailored to their needs.

Some choose the district for the old warehouses, which offer space for sound stages required for filming. Architects, engineers and other designers want to be close to their client base within the district, and the area offers spaces where they can both design and manufacture prototypes. Others find that the buildings provide a level of flexibility that accommodates their specific requirements. And some are simply attracted to the gritty urban character inherent to the district.

Whatever their reason for choosing the Central Eastside, design and knowledge-based businesses are becoming a major presence in the district. There is growing interest in attracting more of these types of businesses to the district as a way of increasing employment opportunities. The key, however, will be to provide for this rapidly evolving sector in ways that are compatible with long-standing and more traditional industrial users of the district.

This is the third installment of a blog series aimed at exploring the past, present, and future of the Central Eastside. To learn more about the opportunities that exist in the Central Eastside and the planning efforts for the district, read the Central Eastside Reader and visit the SE Quadrant Plan calendar to learn about future events.