By Anne Scheck

Tourism Said To Sometimes Be a Tough Sell

It was a dark and stormy night. But at The Melting Pot in downtown Independence, the little corner shop was brightly lit and bustling.
 
Stacks of boxes filled with chocolate creations were being loaded for transport – to a store favored by travelers to Oregon. “We already are meeting the needs of some tourists,” co-owner Preston Mandas later said, alluding to the candy he’d shipped out. “But having visitors from the hotel here will be great.” 
 
That’s just what other downtown merchants are saying, too, as a boutique hotel is being built a block away, on the Independence riverfront. The city has sunk $5-$6 in costs into it for infrastructure. But turning a town into a tourist destination isn’t a sure bet, as recent interviews show.
 
There is no longer the belief “that if you build it, they will come,” said Dan Davis, outdoor recreation planner for the Bureau of Land Management (BLM). It takes marketing, said Mr. Davis, who presented plans by the BLM for mountain-bike trails on forest land near Dallas OR, at a rural tourism workshop at Valkyrie Wine Tavern.  
 
The location of the proposed network of these mountain bike trails in Polk County – about 30 minutes to an hour from major population centers – makes it a desirable destination for these recreational riders, he said.
 
In mid-October, at the annual meeting of the Oregon chapter of the American Planning Association, urban planners were asked how tourism is created.  The general consensus: There is no one magic formula. 
 
The development of a major Oregon tourist destination like Bend, where the meeting of the city planners was held, began on a fairly small scale, said Damian Syrnyk, senior planner for the City of Bend and a member of the board of directors of the Oregon chapter of the American Planning Association. 
 
It took a visionary group of investors with deep pockets and a belief that the mountainous area was ready to become a resort.   Campgrounds and rental cabins in the forests already had helped popularize great powder-packed skiing amid evergreen beauty.
 
“So the demand for skiing was already there,” Mr. Syrnyk said. Not one dime of city coffers was used, he said. “I think it takes one big thing,” Mr. Syrnyk observed. In Bend’s case, it was Mt. Bachelor, which is Oregon’s center for winter recreation once snow falls. In spring and summer, the Bend area now is a magnet for golfers, who putt and drive on ranges under a sun far cooler than Palm Springs. 
 
As the year-round outdoor activities have proven a draw, new and related attractions have grown, too, Mr. Syrnyk said. Horseback riding, hiking and the “Ale Trail” often are part of a tourist visit now. This, in turn, has boosted the need for hotels --  multi-day visits are commonplace.
 
So what will Independence’s “one big thing” be? City officials aren’t certain. But winery tours are likely to make up the bulk of tourist visits, said Shawn Irvine, Independence economic development director. And this fall a kayaking company expressed interest in offering rentals from the Independence riverfront this summer. 
 
There is significant "economic out-pay" from tourism linked to outdoor recreation -- spending outpaces most other forms of leisure activity, said the BLM’s Mr. Davis.  And those involved in outdoor recreation tend to be respectful of the environment, and, importantly, they spend money at restaurants, he said. 
 
At the heart of Independence’s hoped-for tourism is the hotel, under a Gresham-based company. The economic analysis on the hotel was done by Bill Reid, of PNW Economics. Though he never wrote a definitive memo with final conclusions, his analysis for the city on the project showed the city will collect $400,000 in property taxes annually and $200,000 from the hotel tax.
 
His report used proprietary analytics but relied on figures and data from the city. However, “I don’t see any fundamental flaws in this project and I think all practically expected risks have been reduced or considered by design,” Mr. Reid said.    
 
Several years ago, the concept of a hotel in Independence didn’t get an enthusiastic thumbs-up by two of three developers contacted by the city for their expert opinions. However, that report was compiled before the economy turned as robust as it is now.
 
More recent meetings with potential users of the hotel, such as Western Oregon University, affirmed there’s a shortage of local hotel-room availability during athletic venues and other events; Elkay Cabinetry and Marquis Spas indicated a similar need, he said. The hotel isn’t expected to be at full-capacity all the time. In fact, the economic analysis was conducted with the anticipation of a 60-65% occupancy, Mr. Irvine noted. 
 
“We did our due diligence to ensure that the players had a solid track record of successful developments,” he said. It is the investors who are risking tens of millions of dollars, he pointed out.
 
June is the planned opening. 


TEACHER PAY EROSION

During the last round of negotiations with the school district, the Central
Education Association secured a raise on the insurance cap and a guarantee of four grade days a year, as well as what many regard as an acceptable cost-of-living adjustment. However, in the run-up to the November election, there’s been far more discussion of housing costs being linked to the possibility of a future teacher shortage.
 
In Independence, this seems in evidence in the home construction along the side streets of Gun Club Road. Three-bedroom, two-bath houses along Northgate have price tags that exceed $325,000. Just down the street, in a small development called Covey Run, the same pricing structure can be found. Does this mean fewer college students will choose teaching when they have other opportunities in a booming economy? 
 
In fact,  it is small-town affordability that’s one reason communities like Independence traditionally have been attractive to new teachers, said David Longanecker PhD, president of the Western Interstate Commission on Higher Education Home prices tend to be lower, and offer a better quality of life. 
 
It isn’t just teachers who are affected by the climb in housing prices, noted Shawn Cleave, government affairs director for the Oregon Association of Realtors. However, in a small town, teachers may be the largest educational demographic affected by construction by Tokola Properties the trend. Mr. Cleave acknowledged that he has a special reason for sympathizing – his wife is a teacher. 
 
There are several forces at work driving prices up. The first is that some cities are so constrained by their urban growth boundary that land is very costly. “That 1,000-square-foot house, the starter home, is no longer being built,” Mr. Cleave said.
 
Developers have to ensure a good return-on-investment, so larger houses with bigger price tags are being constructed. Additionally, cities are depending more on fees to bolster their bottom line. “So that is a cost-driver, too – builders are paying more for permits and in municipal charges,” he said.  
 
Two other factors are at work, as well, Dr. Longanecker pointed out. “For one, there are a lot more graduates with student loans,” Dr. Longanecker said. “Second, there is an anti-tax sentiment that has meant lower funding for education.” Add to that escalating housing costs, and the outcome is a “collision course,” he stressed. 
 
Misty Hamideh, an instructional designer at Portland State University, said she bought a home in Portland in 2000 – and paid $108,000. After investing about $50,000 to refurbish and expand it, she sold the home a mere two years later for $245,000.
 
“I drove by that neighborhood recently. The house was listed for sale for $469,000,” she said. Oregon is 13th in the US for teacher pay, state salary surveys show.

The CIVICS LESSON:  Negative Campaigning Now a New Normal
 
In his latest flyer, Mayor John McArdle charged that his opponent, Jack  Waddell, had never attended a “planning session.” The flyer appeared the day Mr. Waddell was seen at a city-convened “targeted-industry” discussion for property along Hoffman Road.  Does this qualify as a planning session? Like so much in this election year, it’s debatable. Over the past dozen years, campaigns increasingly have been seen as negative by voters, according to research by the Pew Center. The Independence mayor’s race seems to fit the mold. In several brief interviews, readers said they wanted to see solution-focused statements, not personal assertions. (Both candidates made claims that drew questions, see “Mayoral Claims Considered” in The Linking Letter, October 15, 2018 at http://www.trammartnews.com). However, a study this year in the journal Marketing Science shows that negative campaigning is effective, even if it is disliked by those casting ballots – and it’s likely to play an even bigger role in the future.

The INDY HOP: The Lady Vanishes -- But Maybe Not Forever?
 
She was born in 1857. But her image on a mural in Independence lived much longer than she did -- on a brick wall at the corner of Monmouth and Main streets. Clad in a beautiful ball gown and gazing out from under a cloud of dark hair, she was Lillian Nordica, a star in the golden era of opera during the late 19th Century. She also became the "face" of Coca-Cola right around the time the corner building became Taylor's Drugstore. And then, one day, she was gone! But the mystery of Miss Lillian's disappearance has been solved by none other than the building's owner, Bodie Bemrose. The "Coke-Lady" mural was painted on plywood and touched-up in 1986. "Since then, it was never maintained and when we purchased the building, it was in very bad condition, with a great deal of the paint flaked off it," said Mr. Bemrose.  "We carefully removed the mural, and I put it in dry storage."  One person who remembers her well is Billie Herrell, whose family owned Taylor's for decades. "It always warms my heart when people ask me about our store, or talk about their fond memories of it," she said. Here's hoping that the painting of Lillian Nordica, who once sang for kings and presidents but is most remembered for her association with Coca Cola, will make a comeback, right here in town.

Till then … stay safe, Miss Lillian.

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.

By Anne Scheck
editor & publisher
Trammart News 
 
The City of Independence has a budget committee, and sometimes it has vacancies that are hard to fill. But one volunteer, who had been on the committee, is experienced in handling the matters that come before it. This same guy serves on a similar committee for MINET, the municipal broadband co-founded by Independence. He was instrumental in understanding the recent plan for expanding MINET. As a matter of fact, he once was a city councilor himself.
 
Gary Van Horn, a neighbor of mine, was not reappointed to the city’s budget committee. I confess to liking Mr. Van Horn, who lives a few doors down from me and owns a dog of which I am also fond, but that isn’t why I am so puzzled by his involuntary exit from the committee. I’d overheard one city councilor encourage him to continue on it; He’s received high praise from the MINET general manager for his service on the committee there.
 
So why would the Independence City Council fail to reappoint him to its budget committee? That is a mighty good question, and, in my view, also a truly mysterious one. If you have ever pored over the city budget – and I would encourage anybody to try it – I predict you’ll have deep appreciation for anyone who donates time and energy to do so on a regular basis.
 
Perhaps the least surprised of anyone by Mr. Van Horn’s departure was Mr. Van Horn himself. He predicted months ago that he would not be asked to return. The reason for his pessimism? “I think I ask too many questions,” he told me. 
 
Inquiries about this to the Independence City Manager yielded this e-mailed response: “There are a number of reasons that a City Council might choose to pick someone new to serve without regard for the qualifications of a member who has finished his term and is seeking reappointment,” stated David Clyne, when asked about this development.
 
One reason, he explained, might be to add a new perspective to the proceedings.  Different ideas over time can help staff and Council sharpen their approach to meeting city goals, he said. Another reason: To give new members of the community an opportunity to learn more about city matters. “Frequently, budget committees help prospective leaders gain a better understanding of the municipality’s mission and operations before making the decision to run for council,” Mr. Clyne said. Also, there might be the “re-emergence of a past community leader,” he said.  
 
This last point is one to ponder. Isn’t Mr. Van Horn a community leader, re-emergent or not?  I am still pondering that point –  right along with how Mr. Van Horn could be dis-invited from the budget committee since he seemed to understand the spreadsheets so well that he once went over pages of the document with me line-by-line on my back porch, in a kind and patient way.
 
Also, both Mr. Clyne and Mayor John McArdle have expressed the value of their own experiences. Mr. Clyne once praised the Independence Police Department on one of its achievements by referencing his many years of work in Colorado, which gave him a long lens for comparison with other law enforcement agencies. Mayor McArdle has alluded to his time as a qualifying Olympic athlete. And, although a presidential boycott of the games decades ago precluded his participation, he has credited the lessons of sportsmanship as vital to shaping his perspective today.
 
Mr. Van Horn has been a community participant for the almost dozen years I have lived a few houses away from him. We haven’t always seen eye-to-eye. But he has helped me understand budget numbers when they seemed a jumble of figures. He has the benefit of years of experience in his previous work life, too. And he always, unfailingly, has been a good sport – even when dropped from a city committee he served for so long, gathering information he was happy to share.
 
 

By Anne Scheck
 
Around Independence, a common adage goes that one source of the city’s estimated $38 million debt -- the municipal broadband MINET -- can’t possibly prove adequately profitable until someone pulls a rabbit out of a hat.
 
Say hello to MINET’s new long-eared furry friend, American Fiber Optics (AFO).
 
MINET and AFO have formed a partnership that will expand the fiber optic provider into Dallas, the county seat. And all costs will be borne by AFO, according to Don Patten, general manager of MINET, who made the announcement shortly before it was approved by resolution at a recent Independence City Council meeting. 
 
"It's the best possible thing that could happen to these cities," Mr. Patten said. The expansion, titled Willamette Valley Fiber, will mean a share of profits to MINET, once the operational and infrastructure expenses are paid. The percentage return to the co-founding cities of Monmouth and Independence -- estimated at 15% -- eventually will be more lucrative than that, he affirmed, although he declined to put a specific percentage on the return. 
 
Two years ago, MINET’s debt, which was $27 million for the two cities, was listed as a doubtful account.
 
The share of that debt to Independence, which remains less than half of that sum, meant anywhere from $10 to nearly $15 of most water bills were earmarked to subsidize MINET’s debt repayment, according to the city’s utility consultant, Steve Donovan. Also, according to Mr. Donovan’s calculations, another $6.50 of an average bill was going to pay on another debt: the Independence Civic Center. It was built to replace the former, undersized city hall next to the post office. 
          
Now, with MINET’s expansion, the portion of the water-and-sewer bill allocated for MINET debt may one day be reduced. However, payments for the Civic Center debt, along with nearly $10 million in needed upgrades to the water and sewer system, seem to make it unlikely the water-and-sewer billing will drop for residents any time soon.
 
Additionally, a street census undertaken by Independence a few years ago concluded that the city would need to spend $2 million per year to keep pace with necessary maintenance for its streets – or face millions more in expenses for re-paving and refurbishing in the next five years. Those steps largely haven’t been undertaken, due to financial expenditures, in part, for infrastructure to make “shovel-ready” the riverside acreage for Independence Landing.
 
Plans for Independence Landing include apartments and townhomes. A hotel there currently is under construction. However, returns to the city on that investment are expected to pay for the redevelopment costs incurred – and more, according to David Clyne, city manager, who has referred to the revenue from the additional tax earnings as key to future financial gains for the city.
 
“I wouldn’t say that the street report won’t be acted on,” stated Shawn Irvine, the city’s economic development director. “We’ll still use it to target the annual overlays that are done, and if council chooses to explore the issue more deeply, the report will be a good basis for discussion,” he added.
 
When discussing the city debt, "it is what it is," said Ken Day, who left the Independence City Council last year and since has relocated to Arizona. Hand-wringing over the debt level isn’t productive -- but city spending does require "watchdog" oversight, he noted. It’s appropriate to ask where specific revenue streams are going, for example, he urged. Yet the Independence City Council seems to defer to the city manager's and mayor's point-of-view on many issues, he said.
 
This isn't necessarily a disadvantage for the city, but if the councilors would recognize that some of the plans "require more analysis and critical thought" that would be beneficial for the public, he said. 
 
Mr. Patten and Mr. Day, who served as liaison to MINET for the city council, consider it important for some public officials to have business expertise. Mr. Patten would like to add some MINET board members with business backgrounds; Mr. Day said he believes current or former business owners or executives who are elected to the city council would help, as well.
         
Both he and Mr. Patten said they think the debt will be serviced fully or near fully in two-to-three years' time, based on projections. Additionally,
costs to the city will go down too -- due to payments by AFO for shared services. 
 
MINET’s internet speed is going to be so much higher for Dallas subscribers that Mr. Day thinks it’s a pretty sure bet. And Dallas is growing, so the city offers an increased opportunity for expansion on that basis, too, he said.  But, MINET itself was founded after a similarly upbeat forecast, past city records show.
 
One of Mr. Patten's associates in the telecommunications industry, Doug Dawson of CCG Consulting, assisted in attracting investors and solidifying the deal for Willamette Valley Fiber. The investment group has a history of financing schools and prisons, then leasing them back for public use.
 
So far, this private investment group has funded more than a dozen such projects over the past decade. However, this is the group's inaugural foray into municipal broadband -- and it's also the first one in the state to be structured this way, Mr. Patten said. Mr.  Dawson’s CCG was the consulting firm hired to evaluate MINET – twice. In 2013, the firm identified weak areas in the communications carrier. In 2016, it found MINET had addressed many of the shortfalls.
 
MINET, which was co-founded a dozen years ago by Monmouth and Independence, has had declining cable-television subscription and land-phone lines. However, "this is a great little company. It is a diamond," Mr. Patten said. Some of the challenges he faced when he came aboard five years ago -- cost over-runs, marketing difficulties -- have been resolved, he noted.
 
A flat management fee will be returned to MINET's general fund. That’s why, over time, Mr. Patten expects MINET to be able to service  the current debt load, making payments that no longer require subsidy from either city.  However, the final fiscal relief associated with the addition of Dallas subscribers to MINET has yet to be determined.
 
Mr. Patten will serve as manager of the expanded portion, as well; His salary and those in other leadership positions will be divided between AFO's needs and MINET – a savings to cities due to the shared salaries.            
 
The realized profit will assist in bringing employee salaries in line with many others in this business, he said.  MINET, with Willamette Valley Fiber, will have 21 employees and 19 full-time equivalents, he added.
 
The expansion is expected to go forward this fall. Dallas City Manager Greg Ellis, who was the Independence city manager at the time MINET was founded, was instrumental in supporting the expansion. "He has been a prince to work with," said Mr. Patten. 
 
Additionally, costs to the city will go down due to payments by AFO for shared services, he said. "With an 85% penetration rate, we needed to do this (find a new customer base). And now MINET's problems will be solved -- by MINET," Mr. Patten said. 
 
The savings can’t come soon enough for city coffers, as the roll of city retirees begins to swell. Oregon guarantees a rate of return for public employees who draw a pension, and, for longtime employees, it’s one of the most generous pension plans in the nation.
 
A fairly recently retired employee, the former public works director, had been at the city since young adulthood. Similar retirements are expected in the next few years.  The city is obligated to ensure these pensions are appropriately funded, according to state law.

This fall, city councilors from across the state will converge in an annual conference for the League of Oregon Cities (LOC). What’s the LOC? A membership organization of most of the state’s municipalities that serves as the legislative lobbyist for Oregon cities. In that capacity, the LOC often surveys cities to set priorities. At the last Independence City Council meeting, councilors were asked to choose their top 2018 priority for the LOC. Most councilors, along with the city manager, voted to assign the most importance to broadband infrastructure, in apparent support of homegrown MINET. 

If you think Independence is a singular city, a town like no other … well, think again. It’s actually one of two dozen municipalities just like it. No, really. Beginning with Alabama and ending with Wisconsin, half of all states in the continental USA have a town named Independence. In fact, Minnesota has two: One west of Duluth, the other west of St. Paul.  The one in Kansas is the setting for the famous play “Picnic” by William Inge. The one in Missouri was the boyhood home of Harry Truman, 33rd president of the United States. In fact, the Independence here, in Oregon, is named after the one in Missouri. The earliest towns founded as “Independence” were – no surprise – back east, in New York and New Jersey. However, neither is actually called a city. The one in New York is referred to as a “hamlet” and historians reportedly can find no good reason it was given that name. The one in New Jersey is listed as a “township” and it’s suspected that this one is named after the one in New York, even though the reason the one in New York is called Independence remains something of a mystery. It isn’t known how many different towns called Independence are named after one another, but the others are in California, Indiana, Illinois, Iowa, Kentucky, Louisiana, Michigan, Mississippi, Ohio, Oklahoma, Pennsylvania, Tennessee, Virginia, West Virginia and Texas.

Trouble in River City: A Need to Fix City Sanitation

by Anne Scheck

Independence drinking water got a sparkling report recently, but results are much murkier for its sanitation system. Years of producing wastewater that, periodically, doesn’t meet discharge standards for piping it into the Willamette River means fish-or-cut-bait for the city’s wastewater treatment methods.  Now, nearly $6 million in state loans is pending for those upgrades. 

The project arrives at a time when Independence seems already squeezed by the annual budget the city council approved this past month. At the same meeting, an additional million dollars – and more -- were allocated to the Urban Renewal District (URD), which presently is in a deficit. The URD’s center, now the site of building activity for the long-awaited hotel, also required several millions of dollars for infrastructure construction costs in 2017. 

Then, this past year, Independence declared itself as having a population that now approximates 9,500 and “is amongst the fastest growing cities in the state.”

The growth means the wastewater system will have to be improved, according to the city’s own program for capital improvements over the next dozen years, which states that the plan needs to be carried out to accommodate the vigorous residential growth being proposed. 

 Though Independence currently considers its public utilities a benefit – citing "modern water and sewer systems" on the city’s website – two years ago sewer pumps were labeled "aging" and "inefficient" by a consultant’s report, which urged exploring "design options in a new sewer system." Such a system could also ease demand on the plant's storage lagoons, which are considered antiquated. 

In December, the Oregon Department of Environmental Quality (DEQ) awarded Independence a $5.9 million loan to upgrade its wastewater treatment plant – money that will be reimbursed after the city embarks on its plans to do so.

 And, although DEQ officials declined to go into specific details about the city’s intermittent record of non-compliance, they confirmed that, when a city has difficulty consistently meeting water-quality standards for discharge, that status actually can add a few points in favor of the loan application. 

In fact, the Independence wastewater-treatment facility, which last expanded in 1974, "has struggled in recent years to provide adequate storage to handle a growing population," according to the DEQ. Also, as cities like Independence surpass population benchmarks like 10,000, they may be subject to permitting processes that could require more stringent monitoring, observed Mark Riedel-Nash, stormwater coordinator for the DEQ.

The nearly $6 million loan will allow the city to design and build improvements to the plant. However, the DEQ also considers Independence a city it expects "to enact one of DEQ's biggest recommendations for accommodating future growth and managing wastewater: developing a system to use recycled, or treated, wastewater to irrigate about 500 acres of agricultural land outside the city's urban growth boundary." 

This spring, when bids were solicited for improving sewer-pump capabilities at one site, cost estimates came in so much higher than expected that city staff decided to postpone awarding the contract for months.  The engineer’s estimate from Independence was listed at $831,000; The bid response, from three different engineering firms, was between $1.2 million and $1.3 million. 

 As a result of the half-million-dollar difference between the estimate and the competitive bids, the city put off awarding a contract for the pump station until later. "It's hoped that a larger pool of interested contractors will respond in the winter, a time they are likely to be more actively seeking work," said David Clyne, Independence city manager.

 "The extra competition could certainly drive costs down," he noted. DEQ officials confirmed that bids may come down by several thousand dollars when re-submitted – but the savings isn’t likely to be dramatic. Whether bids come down several thousand dollars or tens of thousands of dollars, the savings would be worthwhile, Mr. Clyne stated. "Moreover, staff is undertaking a record level of public work at this time so spacing out these efforts allows for more efficient use of these resources," he added. 

Soon, the financial clock will begin ticking on the agreement for the 30-year loan with DEQ, which was signed in December 2017. Under the terms of the loan, the city is required to begin work on the project within two years of the agreement – or request an extension, according to Katherine Benenati, DEQ spokesperson.  

 In its loan application, the city stated that due to increased population it needs to upgrade its wastewater treatment facility to meet the requirements of the "discharge elimination" permit which allows the city to pipe treated wastewater into the Willamette River.

Water-quality issues affecting the Willamette River – including the mid-Willamette – have meant much of it is "impaired" by pollution, making control of discharge contaminants increasingly important, said Ron Doughten, water reuse program coordinator for the DEQ.

 Disbursement of the $5.9 million loan is done incrementally, after the project begins. "We don't disburse money until we see the invoices," said Bob Haberman, DEQ project officer. However, some reimbursable costs don't need to meet the overall goal of the loan – Independence, for example, aims to expand treatment capabilities for discharge but the facility will require landscaping.

"Those are considered necessary expenses," Mr. Haberman said. Goals of the facilities plan must be followed. Expenditures are checked by DEQ; So is construction, by on-site inspections. 

Once the site is proving operable and successful, the city qualifies for $500,000 of principal forgiveness on the loan.

Even with the low-interest loan, Independence faces the need for millions of dollars in improvements in its water system. Yet the city was once seen as a forefront of water treatment. Independence began adding fluoride to it water system 25 years ago.

The facilities for Independence are considered a “Community Water System" – a classification under which cities of 3,300 to 10,000 are categorized. So, despite more scrutiny from DEQ in the past few years, Independence has avoided some of the more intensive monitoring other cities have to undergo by outside regulators, including federal ones. Additionally, Independence residents are widely seen as successful water conservationists.

An analysis of water-consumption patterns a few years ago indicated that residents are under-utilizing the system now – per-capita water use has dropped over several years. 

However, even such success makes storage capacity one area of concern as the population grows; And the result of hitting the 10,000-plus population milestone – which likely could mean more inspection and oversight – is another future challenge. 
 
At times, the city has had to request that discharges be made early into the Willamette River, to prevent the lagoons from over-flowing., according to a report by GHD engineering consultants of Portland.

 When asked recently at a "livability panel"  he moderated in Independence, Rep. Paul Evans called safe water and secure sanitation services a municipal priority. Though it is more visible to spend revenue on the "cotton candy" of higher-profile projects, water that is safe to drink and water that is properly cleansed for discharge are "part and parcel of how a community should grow responsibly," he said.  

When does a city start regulating landscape weather-proofing? It already does, as incentives to build ponds and rain gardens increasingly are being offered by Oregon cities. Independence also hopes to entice residents to put in plants and "swales" to reduce the stormwater that can swell city drainage pipes and cause standing water on streets. That's the opinion of Zach Pelz, the city's contracted planner, who made the comments after hearing testimony of resident Marianne Holtzinger, who lives in Sunset Meadows, the city's newest neighborhood. She expressed concern that water accumulation threatens to become a problem. With two new developments on the way in the area -- Brandy Meadows and Liberty Park -- she and others are worried about drainage from heavy rains. Following the meeting, Mr. Pelz said the city is going to take a fresh look at the code this fall, perhaps expanding the limits for current catch-basins around houses -- known as "swales" -- from 5,000 feet to 10,000 feet. Rain gardens, which are depressions in yards where water-absorbing vegetation can be planted, also offer a way to help control run off, Mr. Pelz said. 

 With summer solstice now past, isn't it time to proclaim the dawn of continual sunshine? That is exactly what some chickens often do. Around this time, hatchlings have matured into the poultry equivalent of teenagers, and though most were culled to make sure they're hens ... sometimes a chick with a Y chromosome escapes early detection. This can mean a disruptive cock-a-doodle-doo during a time of slumber for some people. Independence has a chicken ordinance -- look for the pamphlet at the civic center with the profile of a proud hen to read all about it -- but, alas, there is no official rooster-removal system. However, should complaints come in, a volunteer squad flies into action, to try to obtain any offending urban fowl. Sue Barker, who helms the Riverview Farmers' Market, usually is the one to carry out this "rooster round-up." This summer, "we haven't received any calls yet," she said. But should she be called upon to find any male chickens who are doing irksome sunrise vocalizing, she will take the culprit to a local farm who has agreed to receive roosters. Now that's something to crow about ... 

by Anne Scheck

Nowhere was this charitable spirit more in evidence than the annual meeting of the Independence City Council at CHS, held a few weeks ago. Every year for the past dozen, students who attend this meeting have asked councilors when they will finally get a “Taco Bell” near the school. But not this year.

Instead, students took to the microphone to ask questions such as when low-cost clothing will become available, noting that free canned goods and other items at the Ellen Curran Food Bank -- and their school pantry – is making a difference in the community. “Even BiMart would be too expensive for some families,” stressed MacKenzie Lynn during the question-and-answer period. When councilors appeared to be ignoring the inquiry, they were asked again about it by CHS student Damian Stage, a non-binary individual.
 
After the meeting, City Councilor Odi Campos said he attributed the advocacy of this group to the fact that they’ve grown up with social media, which exposed them to various online communities, ranging from different gender groups to diverse cultures. Add to that the fact that their friends and neighbors may fall into different ethnic and demographic categories, too.

“Our younger generation is seeing a lot of different faces,” he said. And many have been encouraged to speak up by parents who believe they have the right to do so. “They are not afraid to voice their opinions,” he said.They may be the first seniors at Central High School (CHS) to have done so much, so visibly, so skillfully in such a short time – within a single school year, in fact. What did they accomplish? From a heart-grabbing video for combating teen depression to a school walkout so solemn that their quiet footsteps on grass sounded loud, these students gave new meaning to the term “peer support.” They founded a school-based pantry for fellow panthers and organized a cross-town protest for undocumented classmates. 
           
Meet “Group O.” They see themselves as open-minded, outgoing and oriented to social causes. And, according to national experts, they’re creating a whole new category of generation Z, that last-alphabet-letter cohort of American youths now 13 to 20 years of age. They’ve been dubbed the leaders of today for the nation of tomorrow, in news reports and newspaper headlines.  
           
And if there is a graduating class that seems to exemplify Group O, it appears to be the one at CHS. The reason: CHS is so diverse that kids from varying backgrounds have known each other for years, in a mix that’s a fact of everyday life, said Marie Burgess, a graduating senior. “This is a very different generation," she said.
          
Though today's adolescents may not tune in to the nightly news, their mobile devices and social media outlets are vibrant with discussions about current events (see green-sheet editorial on social media by CHS teacher Van Holstad). From "Black Lives Matter" to the "MeToo" movement, this generation has seen activism surface in ways that can be compared to the 1960s.
           
And, like the Vietnam era, "there has been constant war, even if we don't feel the effects of it as much," Ms. Burgess said. As a result, non-violent advocacy is one characteristic of this generation, too, she noted. 
One of Ms. Burgess’s closest childhood friends, for example, was from a family that used food stamps. As a result, she has been a longtime contributor to local food banks, she said. 
           
“Student voice is imperative -- and becoming more and more prevalent in today's society, a positive for any community,” said School District Superintendent Jennifer Kubista, EdD. “Students educated in an equitable and diverse community make significant impacts and differences in communities and the world today as shown by our students at Central High School.” 
            
“Every day we have the opportunity to learn from them as much as they have to learn from us,” she said.   
          
Just before the start of this past year's holiday season, CHS's  "Peer Mentors" produced and released a video, "Alone," that has racked up thousands of viewer hits on YouTube. The wordless video shows a teenager struggling to get through a day while encountering people who look far more confident than he feels. It ends with him in the counseling office, surrounded by these same people.
           
One reason this class of high school graduates is so confident and outspoken is that they are part of a supportive, tolerant group, explained Angela Simmons, who's headed for Linn-Benton Community College this fall. 
            
"I've got transgender friends," she observed, noting that this wasn't widely possible for many in previous generations -- gender fluidity wasn't accepted as a part of ordinary life until fairly recently. "We have a closely- knit community here. You know so many people. Some of them you grow up with," she pointed out. And, from childhood on, these young adults have had mutual support, "just by knowing each other" and "being who we are without being judged," she explained. "We have grown stronger with each other," she said. 
             
She likes the label of "Generation O" for open-mindedness – a part of the American population less constrained by divisions that held fast in the past along lines of religion, ethnicity or political beliefs. However, there is another way to describe her generation, too, she said. 
           
"I actually think it is very accepting," she said. This past fall, about 100 people participated in a weekend protest march that largely was organized by CHS students, led by senior Julia Wright, to demonstrate against the threatened deportation of undocumented community members. 
       
Then, this past March, CHS students organized a walkout to honor the victims of a mass shooting at Marjory Stoneman Douglas High School in Florida. Assistant superintendent Rich McFarland, who viewed it, described the walkout as somber and respectful -- and practically noiseless. When asked about Mr. McFarland’s observation, one student explained that “it’s easy to be silent and still for 17 minutes when you think about what it represents.” 
In a poll taken by the Independence City Council, a majority of the seniors indicated they don’t plan
to stay in their hometown – their intent is to venture out. More than 40% are optimistic about the future. To an overwhelming majority – nearly three-fourths – voting is important. 
           
Even so, "it's important to shape a healthy road for those generations behind us," Ms. Simmons said.
          
As for Ms. Burgess, she is charting a similar path at the University of Oregon. Ms. Burgess, a former Rotary Club-sponsored exchange student in Japan, discovered behavior she considered ordinary, like sitting in a relaxed way at a dance studio, was perceived as rude in that country. "The dance teacher told me 'you have to sit up' to show respect for (the dancers) hard work," she recalled. Ms. Burgess was grateful for the insight -- and assumed the correct posture. 
Next year, as a freshman at the University of Oregon, Ms. Burgess hopes to be living in an "arc" -- an academic residential community -- with a focus on volunteerism, she said. If she’s accepted as a resident in this arc, she will participate every semester in an internship-like program that's aimed at meeting a specific social need. It’s going to remain part of her life, she predicted -- long after she dons the cap-and-gown of CHS, and long after she puts on the same academic garb at graduation from U of O.

How did so many CHS students safely cross Monmouth Avenue this year in a daily quest to grab fast-food lunches? The car-darting, hungry high-schoolers were targeted by the Independence Police Department in a way that proved positive – in more ways than one. Illegal crossers got a warning, but those who used the crosswalk appropriately received gift certificates – and praise from officers. Pedestrian safety around CHS is a priority issue, said Independence Police Chief Robert Mason. The school district helped, too, by hiring an extra crossing guard for assisting on the busy thoroughfare. It’s all part of ongoing efforts to boost pedestrian safety in Independence, the chief said.

Recently, the master-plan for the greenway improvements to Riverview Park were unveiled to the community – billed by the city as “The Big Reveal.” The rendering showed nature-play areas, new picnic grounds, bike paths and a place for watercraft staging, all with safety provisions ensuring a family-friendly environment … but wait! There seemed to be no protections against Bigfoot or the famed Willamette River Monster. How can such hazards be avoided in this beautiful setting? “Well, I met with Bigfoot during the planning of this, and he’s onboard,” said Matthew Crampton, of the Greenworks consulting group, which was responsible for the design of the future riverside park. “He was just such a gentleman about it.” As for the Willamette River Monster, the city’s economic development director, Shawn Irvine, said he’d love to see the big white fish show up by Independence Landing. The city could boast its own brand of the Loch Ness monster. “I’d love it,” Mr. Irvine said. “It would increase tourism.”  Alas, neither Bigfoot nor the Willamette River Monster have been confirmed as actually existing. Though there have been reported sightings of Bigfoot, the fleeting glimpses have been in deep woods. As for the Willamette River Monster investigations … closer inspections have shown they are just big sturgeon getting the best of local fishermen. 

 Guest Editorial
 by Van Holstad
 Social Studies teacher
 Central High School
 
Many of us reminisce about our high school days and how carefree we were, but we need to realize that the world and high schools of today are very different, and that it is pretty difficult to be a high school student now.  Students have been reporting high levels of anxiety related to high-stakes testing and social media, among other things.  They face significant distractions and manipulation from media. 

In the last 2 or 3 decades, our world has become smaller and smaller with ever evolving smartphone technology.  We have seen the expansion of media match the introduction of new technologies to the point that we have significantly more media than ever.  The most significant media affecting our students is social media -- outlets like Twitter, Instagram, Facebook, etc. 

Even though the jury is still out on the impact of social media in the 2016 presidential election, we can recognize that social media can, has, and will continue to manipulate people.  That manipulation has the most impact on our students who are still trying to find themselves.  In a recent study conducted by San Diego State University, researchers found that increased time on smartphones by teens not only increased anxiety levels, but also made teens feel more socially isolated leading to increased toughs of suicide from our teens.

Have we seen the limits of the amount of media in today’s world?  Is there a threshold of social media, or will we continue to see new forms of social media pop up?  I did an informal survey of my students and they reported that they use two or three different forms of social media throughout the day.  Students also said that they would not use more than 2 or 3 and that if new social media was introduced, they would get rid of others that have become unpopular.  To me, this is a good sign that students recognize that there is a limit to the different types of social media and they are starting to manage the information introduced to them, but there is still work to be done.

One of the things we try to instill in our students is to be careful with their contributions to social media.  In other words, what they post on social media will have consequences.  Many students say things to others on social media that they would never say face to face.  Mean posts with the shield of technology are, unfortunately, commonplace and contribute to the isolation and thoughts of suicide that we see increasing today.  We also help students realize that once a picture is sent to social media, it is out there and will spread, and you can’t “un-send” it.  Employers are now accessing social media and using information to hire and or fire prospective employees adding to the importance of monitoring contributions to social media.

So…what is the solution?  To what extent do we protect our young adults? Do we get rid of smartphones?  Do we outlaw social media? Not a chance.  Smart phone technology will not be going away, in fact, I think this technology has and will continue to be a major tool in the workforce.  Think about it.  Most of the jobs that today’s high school students will have 5 years from now do not exist yet and will be based on the ability to develop, use and manipulate smart technology.  Our constitution will not allow the elimination of social media as an avenue of our 1st amendment right to free speech, so we must adapt. 

We have to make sure that people are responsible in their interactions with media, especially social media.
With student anxiety at an all-time high, students still face some the same issues long associated with high school , however.  As they get closer and closer to graduation, many catch the disease of “Senioritus” (lack of motivation and drive and the desire to “get out of here”).  As the symptoms of “Senioritus” start to impact the seniors in high schools around the country, teachers will constantly remind them that they will need to stay focused and finish high school strong. 

As graduating students enter the next stage of their lives, it is my hope that their education has given them the tools they need to be responsible consumers of media – to recognize the fact that they are bombarded with media all day every day and that all media is connected to some type of agenda.  I also hope that, as my former students wade through the media, that they consider multiple of issues and realize that the messages that they contribute have an effect on others as well.  Lastly, it is my hope that, as responsible consumers of media, they also can recognize when they just need to put their phone down and go outside and play as we did when we were kids.
 

Independence Airport: New Buzz About Master Plan

By Anne Scheck

What do the Independence State Airport and a 90-year-old comic-book story have in common? They both illustrate a time when travel by light aircraft is predicted to become far more essential. In a word, it’s called a small-city “aerotropolis”—and it’s become a topic of some serious study. 

For cities like Independence, “the airport may be a key economic driver in the future," said Kyle Slaughter, whose analysis of small airports was just published in The Western Planner.  Many of these airports are an emerging "gateway," even for small, rural towns, added Mr. Slaughter, community development specialist for the state of Utah.

Back in 1928, when “Tommy Tailspin” took to the skies on newspaper pages featuring the comic strip, it forecast a time when certain places would be so accessible by small planes they’d become destination dots on any map. The Independence State Airport hasn’t yet reached that pinnacle, but now its future is being charted with a new master plan. The process should wrap up by early 2019, according to state airport authorities.  

At a recent meeting at the Independence Civic Center, pilots from the area gathered to make their preferences known to representatives of the Oregon Department of Aviation. A public meeting for stakeholders is just the ticket when airport plans are discussed, noted Mr. Slaughter. And revision of a master plan is best served by taking a long-range view, with input from the entire community, he observed. Conversely, imposing new limits on municipal airports may constrain city growth. "It's an asset that you either protect or risk losing it," he said. 

"It's a wonderful asset," agreed Debra Plymate, a local pilot who attended the master-plan meeting. She is co-owner of Nutsch Aviation, which is located at the Independence State Airport. She noted there were no residents in sight at the meeting, except for those who reside at the “airpark,” which has about 200 homes by the airport. She lives there, too.

“It gets confused with the airpark," she said. "But the airport belongs to everyone in Oregon."
Apparently as a result of the low citizen attendance, more prominent notification is planned the next time.

At times, the airport seems to have a surprisingly low community profile. Neither the recent city-backed videos for marketing Independence nor any of the informational brochures the city has published about itself  mention the airport.
During presentations outside Independence, city personnel have tended to focus on the downtown or the industrial area as a potential site of growth; Inside the city, the downtown  area has been a focus of attention, as city staff aim to revitalize the historic district with a new hotel now under construction. So is the airport an overlooked hub?

“Like others, we view it (the airport) as an asset as well,” explained David Clyne, city manager. Some may not “share our view of what is appropriate or important to highlight at any given presentation,” he said. However, “as I have mentioned before, the City of Independence is a collection of many, many assets,” he pointed out.

"I'd actually like to see the airport expand," said Wayne Nutsch, who, with his wife, Ms. Plymate, is the other half of Nutsch Aviation. The company, located at the airport, pays $35,000 annually in government charges for land lease, rent and stormwater. among other costs -- as  well as federal, state and local taxes.  Mr. Nutsch, formerly of the Federal Aviation Administration, said the business includes a testing center, a flight school, rental space for planes and a Phillips 66 AVGAS fuel station. Yet at their testing center, where prospective insurance agents and real estate brokers can sign up for examinations along with pilots, "we have people come here and be surprised there's a (public) airport here," Ms. Plymate said. "To me, it is the center of the universe."

Perhaps the lack of public understanding “isn’t all that surprising,” said Matthew Maass, state airports manager. The airport indeed may be confused with the airpark, he noted. But the airport is a different facility—and one that makes money for the state. From hangar leases to fuel sales, only a handful of these small airports—Aurora, Cottage Grove, a few others—bring in revenue beyond the cost to run them, he said. Those who fly in—visitors at Western Oregon University or pilots touching down for lunch— spend their dollars in the area.  

Yes, airports are local “economic engines,” according to Ed Bolen, who has been president and CEO of the National Business Aviation Association for more than a decade.  Since he stepped into that role, he has been writing about the link between all airports and new business. In a recent essay, he stressed the importance of ensuring community leaders give airports the support they need. But he also calls on airports to be trustworthy partners. “We at the National Business Aviation Association strongly believe that airports should be good neighbors and should work with communities to maintain a balance between the needs of aviation, the environment and the surrounding residences,” he stated.

Plans for modification or expansion of an airport should be community decisions, concurred Mr. Slaughter. He and his co-author, planning consultant Paul Moberly, examined the influence of airports on towns—and found that most airport master plans determine priorities for the next quarter century, through updates that occur every 10 years. 
 
 “These plans consider airport growth, new or extended runways, and potential land purchases for the property directly contiguous to current and future runways,” they concluded, but advised: “when considering land use around an airport, a much longer view—even 50 or more years in the future—is needed for establishing uses that will protect residents’ safety and allow proper function of the airport.”

As a result of this long time frame, community leaders have to seriously consider the vision the community has adopted for itself. If the airport is a centerpiece, innovation there is key. For example, small airports in the East and South are starting to provide a way for goods and services to be delivered to visitors who fly in, Mr. Slaughter said. In some, pilots can radio to request transportation to the local business district during a brief stop. And some small-town airports have set up convenience stores near the landing areas, which stock items that may be needed for flyers running low on personal supplies.

Increasingly, air transportation is becoming an important piece of business growth—even corporate jets are getting smaller, quieter and less costly, Mr. Slaughter pointed out. At the master-plan meeting for the Independence State Airport, attendees seemed—most of all—to want a grass runway. This topped the wish list for several reasons: it would attract wider-tired aircraft and provide a novel landing area, which could entice visitors. Antique aircraft, for example, often are flown by pilots who favor landing on grass rather than asphalt or gravel.
 
But the “turf-landing area proposal” will require more intensive examination to determine if it is a “safe and feasible concept,” explained Dave Nafie, director of aviation for WHPacific, the project’s consulting firm. For much of the plan, the Oregon Department of Aviation will have the “final say,” he added, “which is consistent with their role as owner and sponsor of the airport.”

 Also, airport projects that receive federal funding assistance require review under the National Environmental Policy Act. The master plan will need to do that prior to implementing any of the projects recommended by this study. “We were able to eliminate a couple of unworkable concepts, which is a good step,” Mr. Nafie observed. 

An open house will be in June for the purpose of soliciting public input, said Shawn Irvine, economic development director for the City of Independence. 

The CIVICS LESSON: Fast Phone Calls Can Assist Police in Tracking Down Risky Behavior
         
Fast-thinking Independence citizens with phones are helping fight crime, as a recent incident demonstrates. Several drivers called 911 recently to report a motorist veering on Highway 22, before heading southbound on Highway 99— and nearly colliding with oncoming traffic. Independence Police Officer Nic Rumsey responded and apprehended the allegedly intoxicated driver. When are such calls appropriate? Independence Police Chief Robert Mason explains: “Call in a situation that requires immediate assistance from police, the fire department, or ambulance,” he urged. “Text 9-1-1 if you are unable to make a voice call,” he said. For non-emergency calls—such as seeing someone peer suspiciously into a line of parked cars—call the business line of 503-838-1214,” he said. “If there is no officer in our office after hours, those calls are answered by an answering service who collects the information from the caller and sends it to our on-duty officer’s cell phone,” the chief added.  

The INDY HOP:  The Time Has Come to Celebrate a Berry Good Local Product
 
It turns 70 years old this year but will never grow wrinkles. It is said by some Oregonians to be the best thing about the Willamette Valley. It will leave you pie-eyed (but in a good way). It’s the purple-and-black, tart-but-sweet, one-of-a-kind marionberry. And it may soon re-ignite an Oregon debate: Shouldn’t this home-bred berry be honored by the state? In the 2009 legislative session, a fight broke out over this pressing issue, and, although all lawmakers agreed it should be the state berry …  representatives of raspberries and blackberries disagreed, stalling the plan. Last year the Legislature adopted marionberry pie as the official state pie. Now 2018 marks an important anniversary for the berry: Seven decades have passed since the magic of cross-breeding yielded it.  “Legislative Days” are coming up. Maybe a new seed will be planted for official recognition of the marionberry all by itself.

By Anne Scheck

The recent departure of Ken Day from the Independence City Council looks nothing short of ironic. Upon his exit, Mr. Day lamented the lack of city housing stock, noting that, these days, multi-family housing seems to be springing up faster than traditional single-family homes. As if on cue, a man appeared on Mr. Day’s doorstep a few weeks ago. He was seeking a new home. The curb appeal of Mr. Day’s house drew him to the front porch."He was looking for a place like ours," explained Mr. Day. After a quick tour, the potential buyer asked if he could return with his wife. "She came in, looked it over – and now we’re in escrow," Mr. Day said. Next stop is the sunny Southwest. "We’re off to Arizona,” he said.

Strong economic recovery has pushed western Oregon into one of the fastest-growing places in the nation – but, in terms of construction, it’s a house divided. Many areas are experiencing a building boom. However, it’s split between construction of multiple-unit housing, like apartments, and houses for higher-end buyers, including vacation homes, according to a recent statewide economic analysis. Across the state, housing shortages are of such “critical importance for cities” that a survey on it is underway by the League of Oregon Cities. Nearly 30 towns – from Salem to Siletz – have responded.

 One reason for concern: rents are creeping up for those who cannot clinch financing for a new home, which is proving more costly than ever to build for several reasons.

“I was told (multi-units) are preferred because they are easier and less expensive to service," Mr. Day said in a recent interview. Multiple-family housing requires less infrastructure: sewage-and-water hook-ups, for example, take less of a network for connecting pipes. But “we are a bedroom community here – and a nice one,” Mr. Day stressed. “Why not embrace that?"

City Manager David Clyne countered that “diversity of housing choices is very important to the City of Independence. ”The issue is “much more complicated than the number of pipelines needed to serve customers,” he added.

In fact, housing subdivisions in Independence are planned for the southwest area of the city. The “Liberty Subdivision” is scheduled for nearly 100 lots with 33 in the first phase and “Brandy Meadows” is slated for 40. But most new building will have more “embellishments” mandated by city code, compared with a decade ago. For example, the "snout house" – as it has been nicknamed by local developers – now is prohibited in the city code.

About a dozen years ago, a new coding provision to prevent garages from “sticking out in front of houses” went down to eventual defeat, after developers fought it and convinced the city council it was a bad idea. Several years later, the city council reversed itself again – and approved the change. It requires a home's facade to extend four feet beyond the garage. However, garages are still allowed in the front of the dwelling if they are "side oriented," explained Zach Pelz, the city's contracted certified planner.

The code also now requires window trim around panes and it bans siding that's plastic or vinyl. This is standard in many cities, Mr. Pelz said.

Such design elements do "have an impact on the price of homes," he acknowledged. But the code is not "super-prescriptive," he pointed out. The development codes reflect changing times, not necessarily
community "gentrification,"

Mr. Pelz said, noting that these code requirements may necessitate more elaborate plans but "it's the market that is best at deciding the housing types that are provided." 

Part of this is due to expectations by many first-time home buyers, who have a list of desired characteristics that don't necessarily include fixer-upper features. "It can depend on where they're coming from," observed Rep. Paul Evans, when asked about what some have described as a housing crisis hitting even small towns.  There still is a sizable migration from the golden state, he pointed out.

"If it's California, maybe they want a 'McMansion' for their move," he suggested.   Small homes often aren't seen as a viable option in many places because either there isn't high-enough demand or the return-on-investment doesn't entice development, he added.

Through years of business-as-usual, policymakers at all levels of government in Oregon have “put themselves into a corner on this issue,” he said.

"I think it is clear that policy matters,” agreed Joshua Lehner, senior economist with the State of Oregon and co-author of a recent economic and revenue report. The state’s unique land use system does impact the housing market and affordability, he said. “By restricting the amount of developable land, it does raise prices in the long-run,” he stated. On the other hand, “it alsoprovides benefits like preserving farmland, reducing sprawl and other items that are harder to measure.” 

But simply pointing to an “Oregon-specific issue, like our urban growth boundary, as a reason for a nationwide problem doesn’t get you very far,” he said. “So our office threw a lot of things at the wall to try and figure out why we aren’t seeing the supply response, or increase in building activity in recent years.”

The findings show numerous factors are impacting the market, such as more limited lending by banks – which is understandable. “It takes a long time to take a piece of raw dirt and turn it into a buildable lot,” Mr. Lehner said. “You have to grade it, put in utilities, roads, and the like,” he said.

In fact, the "process is horrendous" when it comes to bureaucratic barriers in land-use development, said Kurt Bolser, owner-operator of Pickett Mountain Construction in Grants Pass, and an active member of the Oregon Homebuilders Association.  It is "upper-end home sales” that arestrong – Californians are a large partof that customer base, he said.
  
In 2016, Oregon was ranked 6th in terms of population growth, and it’s probably ratcheted even higher now, according to state estimates. In fact, it’s predicted to steadily tick up, at 1.2 percent annually, for the next two decades, according to Oregon’s recent economic and revenue forecast. Most newcomers are young adults in the 20- and 30-something age group.

But what accounts for a big chunk of population growth? Surprisingly, it’s largely baby-boomers from the “young elderly” cohort of 65-74 years of age. Conversely, the growth of youth, ages 5-17 years, is likely to remain low for years to come, just as it has been in recent history, according to predictions by the Oregon Office of Economic Analysis.          

Construction since 2000 in rural Oregon is about 30% less on a population-adjusted basis, according to the state’s first-quarter housing-affordability report. Oregon’s housing costs are significantly above U.S. housing costs, confirmed Mr. Lehner. “This goes for our fast-growing metropolitan areas, but also for our rural communities, as well,” he said.  
  
Oregon’s median household income is on par with the U.S., based on the most recent data. Yet, housing affordability is a statewide problem, and the construction of “workforce housing” – often characterized by typical “starter” homes bought with a 30-year mortgage – has been declining for the past several years.
           
The only neighborhoods where many young families have the best chance to qualify for home ownership are in aging parts of cities and older areas of small towns.
           
Legislators are looking at ways to offer some relief to potential buyers who have little choice of where to live, due to jobs or life circumstances.    Through money collected by the state – fees required for document registration, for example – funds are being put aside for possible help in home purchasing, said Rep. Evans. 

Along with the onset of daylight-saving time and the eruption of daffodils, another rite of spring will soon be on its way – the levy-deciding May ballot. Officially known as a local-option tax, Independence voters will decide on a proposed new levy for the amount of $.19 cents per $1,000 of assessed property value for Polk County Fire District No. 1. A yes vote “would not increase taxes from the current rate,” but rather, simply renew the current levy, according to an informational letter from the Fire District. If the levy doesn’t pass, the Fire District’s revenue would decrease from the current level by approximately eight percent. That would likely mean a “reduction in staffing during certain hours when personnel are sick” and that the district would probably be unable to fund its projected “Equipment Replacement Plan.” By mid-month, it’s a sure bet that signs about the pending election on this and other topical issues will be popping up in yards, right along with those prolific dandelions. 

In Oregon, you have your “Portlanders.” You have your “Salemites.” You have your “Eugenians.” So isn’t it time you gave some thought to a catchy name for residents of Independence? That question was put to local merchants recently – and two proposals got a lot of traction. “Hopper” or “Hopster” was favored by some who felt that the crop that helped build the city should be part of any town moniker. The other front-runner was “Indy.” However, no one who was queried really liked using the nickname of the city itself to describe its citizenry, too. This idea prompted ponder. “Well, you could combine them and say ‘I’m an Indy-Hopper,’” suggested Susan Guthrie, owner of Elite Cleaners. In the end, the polling concluded with most merchants expressing as their favorite “Indy,” but with a twist – differentiating it by placing an “ie” rather than a “y” at the end. “It should be Indie with an i and e,” stressed Katie Schaub, owner of the Ovenbird Bakery, who confessed she has a bias because that’s the way her first name is spelled. Jaime Petersen, owner of the Naughty Noodle, agreed. “It should be Indie, with an i and e, because that really means we’re independent,” she said, noting that films designated this way often break the mold. “We are our own little thing here,” she said. “Yes, ‘Indie.’ Definitely, that’s it,” concurred Brian Pendleton, owner of The Time Wizard. Even Nancy Lodge, a former city councilor and downtown building owner, agreed. “I like Indie,” she said. “But really, I’d just rather say ‘I am from Independence.”