State land-use law will diminish Independence Planning Commission's role in home development?
By Anne Scheck
Trammart News Service
Under a new state law on land use, Independence residents will lose their right to appeal any aspect of proposed housing developments and the planning commission will no longer hold hearings on new residential construction.
SB 1537, which becomes effective in January, takes decisions about new home-building out of the hands of the Independence Planning Commission and the Historic Preservation Commission and places approval entirely with city planning staff.
“It’s a complete – and I don’t want to say ‘gutting’ – of the land-use policy framework, but I mean, essentially it is,” said City Planning Manager Fred Evander, noting that it changes how land-use decisions are made in new home construction.
The law is aimed at providing more affordable housing by increasing the number of homes across Oregon, but there is no provision requiring developers to show evidence their projects will do so. The presumption is that, by increasing inventory with this streamlined state-wide process, prices will come down from their current historic highs.
A presentation on the law was given to the Independence City Council’s work session on Tuesday night by the city’s contracted attorney, Carrie Connelly.
In another critical part of the law, building applicants are given 10 different “adjustments” they can cite for possible waivers for sections in the city code, ranging from design standards to parking minimums, Connelly said. “Developers can come to your city and say, ‘I don’t want these portions of your city code to apply to me’ and you have to agree,” Connelly said.
Though developers and builders can appeal a city decision, residents of the community cannot do so, as a result of the legislation.
The new law doesn’t affect developers’ system development charges, currently above $50,000 per house unit, and it won’t interfere with preservation rules on additions and improvements for existing homes in the historic district, Connelly added.
After the session, Corby Chappell, who has served on the Independence Planning Commission for 30 years and is currently the chair, called the legislation “a fix in need of a fix,” when it comes to small towns. There should be revision for places like Independence, where this seems misplaced, compared with larger cities where it might be more suitable.
Evan Sorce, a planning commissioner, agreed. “What you have is a one-size-fits-all,” he said. The planning commission will continue to review commercial and industrial development. ▪
By Anne Scheck
Trammart News Service
Under a new state law on land use, Independence residents will lose their right to appeal any aspect of proposed housing developments and the planning commission will no longer hold hearings on new residential construction.
SB 1537, which becomes effective in January, takes decisions about new home-building out of the hands of the Independence Planning Commission and the Historic Preservation Commission and places approval entirely with city planning staff.
“It’s a complete – and I don’t want to say ‘gutting’ – of the land-use policy framework, but I mean, essentially it is,” said City Planning Manager Fred Evander, noting that it changes how land-use decisions are made in new home construction.
The law is aimed at providing more affordable housing by increasing the number of homes across Oregon, but there is no provision requiring developers to show evidence their projects will do so. The presumption is that, by increasing inventory with this streamlined state-wide process, prices will come down from their current historic highs.
A presentation on the law was given to the Independence City Council’s work session on Tuesday night by the city’s contracted attorney, Carrie Connelly.
In another critical part of the law, building applicants are given 10 different “adjustments” they can cite for possible waivers for sections in the city code, ranging from design standards to parking minimums, Connelly said. “Developers can come to your city and say, ‘I don’t want these portions of your city code to apply to me’ and you have to agree,” Connelly said.
Though developers and builders can appeal a city decision, residents of the community cannot do so, as a result of the legislation.
The new law doesn’t affect developers’ system development charges, currently above $50,000 per house unit, and it won’t interfere with preservation rules on additions and improvements for existing homes in the historic district, Connelly added.
After the session, Corby Chappell, who has served on the Independence Planning Commission for 30 years and is currently the chair, called the legislation “a fix in need of a fix,” when it comes to small towns. There should be revision for places like Independence, where this seems misplaced, compared with larger cities where it might be more suitable.
Evan Sorce, a planning commissioner, agreed. “What you have is a one-size-fits-all,” he said. The planning commission will continue to review commercial and industrial development. ▪
There's enough parking downtown to meet current needs, according the city's parking consultant
By Anne Scheck
Trammart News Service
Downtown Independence has adequate parking space – the key appears to be better management in existing areas of it, according to a report Tuesday by the chief consultant of a parking study that was started more than a year ago.
Using parking lots and parking spots more effectively may mean establishing time limits and installing new or improved signage, said Talia Jacobson, Portland Office Director for Toole Design, which conducted the study.
Over the past two years, merchants along downtown streets expressed concern about the lack of close-proximity parking capacity, particularly during peak periods. Customers queried by Trammart News in the wake of these observations confirmed that they’re unlikely to shop or eat downtown during heavy rainy days unless parking is near their destination.
Some reported driving around until a spot was free by a downtown eatery, for example. A couple of residents said they stay in the car when they want coffee from their favorite downtown location and all the nearby spots are taken – and instead head up to a drive-through on Monmouth Street with a green mermaid logo.
The parking issue was raised in a presentation to the city council by Mitch Teal, co-owner of Brew Coffee & Taphouse, a popular business at the corner of C and Main Streets. Subsequently, the city hired Toole Design to examine the potential parking squeeze.
During a city council work session Tuesday, the findings – so far – show that there are more than enough spaces to accommodate visitors and customers. “You have more than you need,” Jacobson said.
The exceptions are busy times. City council members noted that employees who park all day in front of businesses where they work contribute to the crowding.
One way to address that situation: Restrict some spots to short-time limits for pickups, allowing patrons to quickly retrieve pastry, coffee or other “to-go” purchases in nearby zones. Another option is to impose two-hour parking restrictions.
Additionally, more designated parking for those with mobility complications seems needed, too, she suggested. To make sure drivers know where parking is available – the library, the movie theater, the post office – clearer, easy-to-read signage, including way-finding signs, could be installed.
Jacobson didn’t address weather-related parking worries, but other investigations indicate rain can make parking considerations a priority. Some survey results by California-based Buzztime Business, as well as a study at the University of British Columbia’s Sauder School of Business, show that rain can be a significant deterrent to customer habits.
“Failing to consider the impacts of future heavy rainfall and excess water on the streets for pedestrians could further exacerbate transport inequalities and impede goals of transitioning away from cars and carbon emissions,” concluded one of the researchers.
However, these studies didn’t include Oregonians, who often can be seen walking in rain for blocks at a time, with no umbrella. A final report is pending. ▪
By Anne Scheck
Trammart News Service
Downtown Independence has adequate parking space – the key appears to be better management in existing areas of it, according to a report Tuesday by the chief consultant of a parking study that was started more than a year ago.
Using parking lots and parking spots more effectively may mean establishing time limits and installing new or improved signage, said Talia Jacobson, Portland Office Director for Toole Design, which conducted the study.
Over the past two years, merchants along downtown streets expressed concern about the lack of close-proximity parking capacity, particularly during peak periods. Customers queried by Trammart News in the wake of these observations confirmed that they’re unlikely to shop or eat downtown during heavy rainy days unless parking is near their destination.
Some reported driving around until a spot was free by a downtown eatery, for example. A couple of residents said they stay in the car when they want coffee from their favorite downtown location and all the nearby spots are taken – and instead head up to a drive-through on Monmouth Street with a green mermaid logo.
The parking issue was raised in a presentation to the city council by Mitch Teal, co-owner of Brew Coffee & Taphouse, a popular business at the corner of C and Main Streets. Subsequently, the city hired Toole Design to examine the potential parking squeeze.
During a city council work session Tuesday, the findings – so far – show that there are more than enough spaces to accommodate visitors and customers. “You have more than you need,” Jacobson said.
The exceptions are busy times. City council members noted that employees who park all day in front of businesses where they work contribute to the crowding.
One way to address that situation: Restrict some spots to short-time limits for pickups, allowing patrons to quickly retrieve pastry, coffee or other “to-go” purchases in nearby zones. Another option is to impose two-hour parking restrictions.
Additionally, more designated parking for those with mobility complications seems needed, too, she suggested. To make sure drivers know where parking is available – the library, the movie theater, the post office – clearer, easy-to-read signage, including way-finding signs, could be installed.
Jacobson didn’t address weather-related parking worries, but other investigations indicate rain can make parking considerations a priority. Some survey results by California-based Buzztime Business, as well as a study at the University of British Columbia’s Sauder School of Business, show that rain can be a significant deterrent to customer habits.
“Failing to consider the impacts of future heavy rainfall and excess water on the streets for pedestrians could further exacerbate transport inequalities and impede goals of transitioning away from cars and carbon emissions,” concluded one of the researchers.
However, these studies didn’t include Oregonians, who often can be seen walking in rain for blocks at a time, with no umbrella. A final report is pending. ▪
Young comedian rocks the crowd at Riverview Park during the Independence Days Talent ShowBy Anne Scheck
Trammart News Service
He was charming and disarming and wowed the crowd with jokes he spoke.
He’s 11-year-old Mason Cervantes, who got lots of laughs – not to mention a whole new fan base – during his appearance at the recent Independence Days Talent Show.
Mason made his stage debut as a stand-up comic on the center platform of Riverview Amphitheatre.
“He had so much charm, and he was so funny,” said Joe Graham, one of those who attended the show.
The young comedian’s repertoire ranges from dead-on imitations (Joe Biden, Donald Trump) to his own philosophical take on old tropes: The question of whether a glass is half-full or half-empty can be easily answered. It’s always overflowing – with air molecules!
Mason’s participation in the Independence Days Talent Show was thanks to his aunt, Independence resident Melissa Cannon, who knew the family would be visiting from Colorado over the Fourth of July.
Vidal Pena, the emcee of the event, said he was happy to see that the younger generation is coming into comedy. When a youth can take the microphone and perform, Pena quoted his friend, local stand-up comedienne Eleanore Ryan: “This type of bravery is magic.”
Surrounded by his supportive family and the “friendly crowd” watching in Riverview Park, Mason wasn’t nervous, he said.
Mason’s father, Daniel, gave him his first joke book when Mason was around eight years old. It was called "The Big Book of Silly Jokes for Kids: 800-plus Jokes."
His favorite joke always hits everyone’s funny bone, Mason said.
It goes like this: Three guys go to a cabin, one is smart, one is average, one is dumb. They decide to hunt for food. The first guy goes out and comes back with a bear. The other two ask how he did it. He says, it wasn't hard. "I see tracks, I follow tracks, I shoot."
The second guy, the average one, goes out to hunt and comes back with a deer, he followed the first one's advice. "I see tracks, I follow tracks, I shoot."
The third one does the same but comes back half dead. The other two asked how that happened. He answers: “I see tracks, I follow tracks, I shoot train … and then it hit me.”
Mason, who has self-identified as a class clown since kindergarten, regularly imparts jokes to his friends, during recess and when just “hanging out.”
Part of Mason’s success in getting others to enjoy his jokes may be that he enjoys them so much, too. Brimming with confidence, he eagerly waits for signs of amusement after he delivers a punchline.
How does he define a comedian? It’s someone who can be funny, and is often funny for a crowd, but isn't always funny all the time, so needs to figure out when he is funny by trying out his jokes so he can succeed.
Sometimes, though, it depends on the audience, Mason explained, adding that age – adults versus classmates – can make a difference.
Mason will enter middle school this year; He is a good student and an all-round athlete, according to his dad.
Mason thinks he may want to be like Adam Sandler one day, a guy who’s both a comedian and a movie star.
Till then, he is going to keep refining his stand-up work, if he can. Mason said he has no doubt he’ll never run out of material – he gets a lot of it from social media and by watching other people. ▪
Trammart News Service
He was charming and disarming and wowed the crowd with jokes he spoke.
He’s 11-year-old Mason Cervantes, who got lots of laughs – not to mention a whole new fan base – during his appearance at the recent Independence Days Talent Show.
Mason made his stage debut as a stand-up comic on the center platform of Riverview Amphitheatre.
“He had so much charm, and he was so funny,” said Joe Graham, one of those who attended the show.
The young comedian’s repertoire ranges from dead-on imitations (Joe Biden, Donald Trump) to his own philosophical take on old tropes: The question of whether a glass is half-full or half-empty can be easily answered. It’s always overflowing – with air molecules!
Mason’s participation in the Independence Days Talent Show was thanks to his aunt, Independence resident Melissa Cannon, who knew the family would be visiting from Colorado over the Fourth of July.
Vidal Pena, the emcee of the event, said he was happy to see that the younger generation is coming into comedy. When a youth can take the microphone and perform, Pena quoted his friend, local stand-up comedienne Eleanore Ryan: “This type of bravery is magic.”
Surrounded by his supportive family and the “friendly crowd” watching in Riverview Park, Mason wasn’t nervous, he said.
Mason’s father, Daniel, gave him his first joke book when Mason was around eight years old. It was called "The Big Book of Silly Jokes for Kids: 800-plus Jokes."
His favorite joke always hits everyone’s funny bone, Mason said.
It goes like this: Three guys go to a cabin, one is smart, one is average, one is dumb. They decide to hunt for food. The first guy goes out and comes back with a bear. The other two ask how he did it. He says, it wasn't hard. "I see tracks, I follow tracks, I shoot."
The second guy, the average one, goes out to hunt and comes back with a deer, he followed the first one's advice. "I see tracks, I follow tracks, I shoot."
The third one does the same but comes back half dead. The other two asked how that happened. He answers: “I see tracks, I follow tracks, I shoot train … and then it hit me.”
Mason, who has self-identified as a class clown since kindergarten, regularly imparts jokes to his friends, during recess and when just “hanging out.”
Part of Mason’s success in getting others to enjoy his jokes may be that he enjoys them so much, too. Brimming with confidence, he eagerly waits for signs of amusement after he delivers a punchline.
How does he define a comedian? It’s someone who can be funny, and is often funny for a crowd, but isn't always funny all the time, so needs to figure out when he is funny by trying out his jokes so he can succeed.
Sometimes, though, it depends on the audience, Mason explained, adding that age – adults versus classmates – can make a difference.
Mason will enter middle school this year; He is a good student and an all-round athlete, according to his dad.
Mason thinks he may want to be like Adam Sandler one day, a guy who’s both a comedian and a movie star.
Till then, he is going to keep refining his stand-up work, if he can. Mason said he has no doubt he’ll never run out of material – he gets a lot of it from social media and by watching other people. ▪
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