By Anne Scheck   

Summertime and the livin’ wasn’t easy. At least not for Skippers, the seafood restaurant with a storied history in Salem -- and throngs of customers here, when it opened in Independence about 10 months ago. 

July and August turned out to be tough on Skippers. Crowds that lined the streets during the Fourth of July didn’t make a difference. Even a sponsorship of "Duck Derby" didn't appear to increase business, said Pam Householder, who co-owns the restaurant with her husband, Cole. The holiday came and went “and we geared up for customers that didn't come," she said. 

But this autumn Ms. Householder is seeing a shift, coinciding with the seasonal change. The eatery now seems on solid footing "if we stay this way," she said, noting that many more people have walked through the door this past September. Skippers, a 50-year-old brand name, has drawn patrons from as far away as Eugene to enjoy the fish, chowder and fried clams, Ms. Householder said. 

As butcher-paper continues to darken some downtown windows, and as the locals begin to outnumber visitors in places like Skippers, opinions are divided about where the downtown is headed. Is the city on the cusp of a new boom? Or is Independence fighting a slow-moving bust, as some stores replace others in a familiar shuffle? 

“I sometimes wonder if we, as a town, are trying to be something we’re not,” said Susan Guthrie, who opened her doors seven years ago at Elite Dry Cleaning and Tailoring.

Yes, Independence is trying to make itself "something bigger," said Ms. Householder -- and she said she admires that. But she feels she and her husband have been thwarted by public officials when they tried to put a large sign above the big glass-door entry-way at Skippers – only to be told the sign needs to be more historical in appearance.  Even a second try failed. "I am doing everything I can," she said. "I'd like to think that the city will, too." 

Householder and Ms. Guthrie, along with other merchants, are awaiting the construction of the first phase of Independence Landing-- a hotel on the banks of the Willamette River. It holds the promise of a new influx of customers from tourism. 

However, the hotel currently is mostly an unfinished wood structure, even with Oregon’s notorious November rains looming. The target completion date is May or June next year, in time for summer 2019.

“We are pleased to report the project is on schedule and on time,” said Dwight Unti, president of Tokola Properties, Inc. Tokola, which recently closed on four lots of the river front a few weeks ago, plans townhouses and apartments after the hotel is built. 

In an answer to a recent email inquiry, Mr. Unti noted that, with regard to the approaching winter weather conditions, “we and our sub-contractors are experienced with the challenges of winter construction in the Pacific Northwest.” They will take “appropriate steps to protect the building over the months ahead,” Mr. Unti said. Last year, in the online magazine Strong Towns, the challenges of small cities on a quest for downtown growth was analyzed. In the article “The Big Urban Mistake: Building Tourism vs. Livability,” the author, Arian Horbovetz, observed that it isn’t uncommon for residents to grow frustrated as “large-scale projects and big money deals begin to eclipse their desire for a livable downtown.” 

As downtowns begin to fill in, the “pioneer residents” can begin to feel ignored, as projects aimed more toward tourism and attracting outside money begin to take shape, he wrote. “The local government promises that these projects will create jobs and make the city more attractive, meanwhile offering outside investors huge tax incentives, thus giving them an unfair advantage over local businesses,” he noted. Then a “rift” can begin to form, he concluded. 

Recently, Timeless Antiques closed after less than a year. Also shutting its doors on Main Street was Three-Legged Dog, a restaurant-pub with eclectic, European-style fare that had drawn positive reviews. Ms. Guthrie has seen businesses come and go from her place in the back suite of the Little Mall on Main. She keeps plugging along by offering wide-ranging tailoring, along with dry cleaning -- though she’s subject to the same cyclic upticks and down-swings, too, she said.  

“But I think people always need what I have to offer,” she said.   However, orders for dry cleaning dip whenever the economy does. “Sometimes I wonder if that predicts what’s really going on (economically) before the stock market does,” she said. 

Though many merchants are reluctant to put their business title – or their own name – to concerns about the price of their rental space, the monthly rent is a chief complaint among many, and a repetitive refrain. “The only thing I could shed some light on, from a landlord's perspective, is that some people -- and businesses -- forget that being a ‘landlord’ is also a form of business as well,” explained Bodie Bemrose, owner of several of the historic downtown building sites. “When you are in the landlord business, you have operating expenses and employees to pay,” he added.

Mr. Bemrose said he pays more expenses than bigger-city landlords do. For example, he finances exterior building-maintenance costs, as well as other fees not borne by many building owners. And, in other cities, these charges are passed on to the tenant. “We don't do that,” he said. Independence is a much smaller market, he explained, “and we know your typical, local small business can't afford all that.”  

He also cautioned that contrasting rental pricing across properties can be misleading. To expect a corner location to be the same price as one on a side-street is not a fair comparison; Neither is expecting little or no price differential when intense renovation and complete refurbishment has been undertaken, he said. 

Several new businesses – Valkyrie Wine Tavern, The Independent Ice Cream Shop and Picken Chicken – all opened on Main Street fairly recently. In an apparent move to put a staff member close to this evolving downtown center, the City of Independence appointed a downtown manager -- and rented       space for her in Indy Commons, which offers various office tenancy arrangements at the reconditioned opera house. (The owner of Indy Commons was recently named as a new planning commissioner. See “The Civics Lesson” for a look at what this might mean in that voting body).

One downtown business that keeps growing: Same As It Never Was, which started at a relatively small corner location, then moved down to a larger corner storefront, and finally, in late September, relocated to the middle of the block – to increase square footage, once again.

At the Independence Grill and Bar, owner Greggery Peterson has noticed business has slowed down, but “I am still here,” he said. He plans to stay right where he is, even amid slumps like the one he is having this fall.  If there is one characteristic all downtown merchants and restaurateurs seem to have in common, it is a deep appreciation for the people who live in Independence. 

For one thing, the “locals” are generous, often “big tippers,” said Laura Guijarro, a long-time food-industry employee who now works at Breakfast & Burgers. For another, they’re very down-to-earth, said the restaurant’s manager, Chris Chapman.  

And they’re the friendliest of any customers, noted Alena Cloud, who owns Picken Chicken (now at two locations). In fact, the town is such a good fit for Skippers-owners Cole and Pam Householder they plan to move to an apartment over the restaurant once it’s built by landlord Ted Baker.

Although the city’s decision to rent space at Indy Commons was completed long before her placement on the planning commission, it is possible that the owner of Indy Commons, Kate Schwarzler, will have to perform two tasks as a commissioner that her colleagues on the commission may be able to avoid. Ms. Schwarzler, who rents to the city and whose business is in the middle of downtown, would have to disclose a potential conflict-of-interest if there is an item that comes before the planning commission that could be seen to potentially affect her operation, even though the planning commission is only a recommending body. Also, if her business receives $1,000 or more in revenue from the city for the downtown space rental, she will be required to list that income on a state disclosure form, which is available for public viewing online. It’s all part of a series of regulations and statutes that were established in 1974, in the wake of President Richard Nixon’s Watergate investigation. At that time, Oregon passed laws aimed at transparency.

In their intrepid quest to help residents discover the great and diverse population of local birds, the Luckiamute Watershed Council (LWC) is offering two bird walks this month. If you’re like the last group, you may get to see stately Roosevelt Elk cross your path. This time around, it may be a Western Pond Turtle, according to Suzanne Teller, LWC’s outreach coordinator. What’s that, you say? These great hoofed creatures and slow-moving reptiles aren’t exactly birds? That’s one of the nice side effects of a bird walk – it’s more than chirps and wings.  Led by Joel Geier, who can communicate with birds either by vocalizing their songs or by sounding their alarm calls, you are pretty much guaranteed to see avian splendor, from Ruby- or Golden-crowned Kinglets to that familiar feathered fowl, the American Robin. Dates are Saturday, Oct 6, and Sunday, October 21, 8 am - 12 pm. Lunch is made by a local bakery, named – how much more appropriate could this possibly be? -- The Ovenbird.

by Anne Scheck

Students at Ash Creek Elementary School are getting an addition to their school this year – a modular unit. At certain grade levels, class sizes exceed 30 and the prefabricated space now is an on-site necessity.

So, as Independence declares itself one of the fastest growing cities in the state, how much more pinched are local schools going to be? That, quite literally, is the million-dollar question. 
Only five years after Henry Hill Elementary School was re-purposed as a district office building, that question is being addressed by leaders of the Central School District. Though enrollment appears stable, the future may require more classrooms, said 13J School District Superintendent Jennifer Kubista EdD. 

Within the Ash Creek Elementary School boundary, for example, a new Independence subdivision is springing up: Quail Crossing. It’s scheduled to build more than 40 homes between Gun Club Road and 16th Street.

But even a surge in population "doesn't always mean growth in students," Dr. Kubista noted. In fact, it’s notoriously hard to make reliable estimates. Two years ago, for instance, the newly constructed Riverplace Apartments, built in north Independence, attracted scores of renters. City predictions put the number of new children in the schools at 30 – but there were only eight. This year, the district hired the Portland-based firm Flo Analytics, which forecasts school growth based on pools of economic and demographic data.

Over the past few years, growth in local schools generally ticked up about 2% annually. In fact, that's been the rate – slightly more or less -- for the past decade or so, said Steve Moser, chair of the School Board of Central School District 13J. However, those percentages are likely to change. "We don't know how much," Mr. Moser said. Now three schools -- Monmouth Elementary and Talmadge Middle School, along with Ash Creek – prohibit new, outside transfers. And, at Ash Creek and Monmouth Elementary, inter-district transfers now are barred. 

Fortunately, the high school was reconfigured a few years ago for future growth, and it can accommodate enrollment well beyond its present student population of about 960, Mr. Moser noted. “Growth is good," he added. 

 "When communities don't grow, they die," Mr. Moser stressed. However, school districts and city governments work best in tandem, according to Rep. Paul Evans, a graduate of Central High School who represents Independence at the statehouse. 

He suggested scheduling regular “all-hands” meetings of city and district leaders – a move that Mr. Moser said he also supports. "We haven't done this for several years, but I'd be in favor of it," Mr. Moser said.  

When asked about the possibility of resuming these formerly held “all hands” meetings, Independence City Manager David Clyne stated that, under the previous district administration, “all-hands” meetings ceased “as they were of marginal value and lightly attended.” 
“If the current superintendent wishes to return to regular inter- jurisdictional meetings, I am pleased to cooperate,” Mr. Clyne said.  

To help stakeholders work together as the district faces the challenges of an increasing and changing demographic, a "Service Integration Team" has been meeting, in which representatives are invited from Monmouth and Independence, and from across the county, as well, Mr. Moser said. Even amid flat student growth, the district will begin to work with the facilities committee and school board to project if more space is needed for the future. Parents in the district who reside within the boundaries of Independence Elementary School, which has the least pupils, must enroll their children there. 

“I want everything on the table," Dr. Kubista said.  From looking at existing district facilities to potentially building a new school, to putting in new portable classrooms, "we have a lot of options," she said. A new bond measure for additional space at the elementary level is expected to be proposed in 2019, Mr. Moser said. A facilities committee comprised of school and public representatives is being convened to help analyze the issue.

And, if there is significant growth in the school district, other building requirements will also arise, Mr. Moser pointed out. “When you have growth, you have got to have some new infrastructure," he said, citing the need for water-and-sewer expansion. 

But, in general, growth means “more revenue and vibrancy,” said Keith Ussery, deputy superintendent, Willamette Education Service District. At a recent educational panel held by Rep. Evans, he called steady student increases a good sign. But that kind of growth also takes careful planning, he said. 

Ash Creek has been singled out as having the highest growth  potential at the elementary level due to the fact that there is a relatively large amount of vacant land between 16th Street and highway 99. Quail Crossing is thought to be only the first of many new clusters of homes, although any other planned development so far is only a tentative proposal.

In fact, “student growth and achievement” is the top goal of the district, among four new strategic priorities that were approved by the school board this year. Rounding out the list are family involvement and community partnership, followed by staff leadership and empowerment (see following sidebar “What the Tell Report Tells”). The number one asset, according to Dr. Kubista: "We have amazing teachers," she said.

In August, Gov. Kate Brown announced plans for reducing class sizes of kindergarten through third grade in all Oregon public schools, though it appears she will need to be re-elected to be able push such an aggressive education agenda. In the past, such dramatic changes have taken several legislative sessions – and compromises along the way. But, if Gov. Brown succeeds, she’s pledged to see implementation of “a full 180-day school year,” another change that could affect space in Central District schools.
 
SIDEBAR:
    What the Tell Report Tells
It’s called the survey for Teaching, Empowering, Leading, and Learning, or just TELL for short, and it is now taken every two years by educators across the state.  The TELL report for Ash Creek Elementary this year lives up to its name: It tells quite a bit about the school. (For an explanation of how the TELL report is conducted see The Bulletin Board on back page.) In the 2018 TELL Report for Ash Creek Elementary, school administrators and teachers who took the survey – and a majority of them did – generally agreed with statements supportive of district leadership. The same was true when asked about whether they received adequate materials and supplies and well-functioning, technology. Conversely, there was very low agreement with the statement “class sizes are reasonable such that teachers have the time available to meet the needs of all students” and “teachers have sufficient instructional time to meet the needs of all students.” Access to reliable technology and office equipment drew responses of nearly 97% in agreement. One hundred percent of those who responded felt that “the reliability and speed of internet connections in this school are sufficient to support instructional practices,” a service provided by the locally-founded municipal broadband, MINET.

The TELL survey gathers and analyzes the perceptions reported by educators in every public school possible across the state so that school districts -- and state leaders – have a record of the impressions of the strength and weaknesses at each school by the very people who work there. The aim is to help school leaders use the results to plan improvements. Using the example of Ash Creek Elementary, the school comes across in the TELL survey results as perceived by most as a well-maintained and problem-solving school. Teachers largely feel supported and encouraged to participate in school leadership. However, consistent with results across the state, the issue of managing student conduct got scores that indicate this may be an increasing challenge. In Oregon, 19,556 teachers and administrators participated in the 2018 TELL study.

At Roth's, buyers of groceries are still being asked the existential question: Paper or plastic? But with so many towns, including Corvallis, now expecting customers to have their own totes, it might not be long before that inquiry goes the way of local land-line phones. So it seemed appropriate to ask those friendly checkout clerks what can be learned from purchasers of food who opt for one or the other. As it turns out, most of those at the store's cash registers have unofficial anthropological observations about shopper references.  Plastic points to a dog owner. Canine companions favor plastic to make the kind of doggy bags that serve as a receptacle for digested food, which is one reason why fluttering green plastic may be seen tied to the pooper-scoopers of some of the city's dog walkers. Plastic also is requested by those who have small waste-baskets in the home -- just the perfect size for those trash-can liners. Who uses paper? Generally, the more environmentally conscious. In fact, a few of these people often say so, striking up a brief conversation on how paper can be recycled and bio-degraded, etc. However, on days when heavy items in glass containers are bought, even some committed paper-bag users go the plastic route. It turns out more than one customer has had the bottom of a paper bag collapse. Of course, in those cases, employees of Roth's have a routine preventive step: Just ask to "double-bag" it next time.