As the May 17 primary election approaches, the Portland Chronicle has queried seven of the mayoral candidates on the issue of demolition.
Candidates’ responses will be posted as they are received, with the first response coming from candidate Ted Wheeler, who serves as Oregon State Treasurer.
Portland Chronicle: Do you view demolition as a problem in Portland? If so, what do you see as the negative effects of demolition?
Ted Wheeler: We should have a thoughtful and rationale approach to demolition. Currently there are no protections for historic architecture that is not on the federally protected list, and it is too easy for owners to get buildings taken off the local historic registry. We need to make sure we have appropriate protections for historic property.
However, we should not take a one-size-fits all approach to demolition. Increased demolitions in Portland lead to increased property tax revenues from the new homes built, because the new homes are assessed at current market levels. The city should consider capturing the additional property tax revenues for these properties, and dedicating the revenues to affordable housing. If we make sure we are only allowing demolition of certain structures and capturing additional tax revenue for affordable housing, I view that as a reasonable approach.
Our commitment to the Urban Growth Boundary, and an estimated influx of 20,000 new residents each year for the next 20 years means we’re going to have to have a lot more density within our neighborhoods. We need to make sure the transition from building to building fits the character of the neighborhood.
Ted Wheeler
PC: Do you see demolition of single-family homes as connected with housing affordability issues?
TW: A lack of zoning options for duplexes, four-plexes, and auxiliary dwelling units (ADU) is preventing more affordable housing options. In many ways, the city is stepping on its own firehose by getting in the way of builders who want to bring more affordable housing online through extensive permitting and transportation improvement costs, as well as the onerous and time intensive design review process.
Also, the county tax assessor reevaluates the value of a home once an ADU is added, which can significantly increase property taxes. The county and the city have the same goals when it comes to getting more permanent affordable housing into the community, and should be working hand in glove — not at cross purposes. The bigger issue here is a mismatch between supply and demand, which is why I’m focused on streamlining the design review process and incentivizing the folks who want to build affordable housing.
PC: Why do you think demolition has increased in recent years?
TW: Statistics and reports show that people want to move here, live here, and raise their families here more than any other city in the nation right now. It makes economic sense for people who acquire properties to build, expand and develop them. Market forces are driving the increase in demolitions, but they don’t have to be at odds with the community’s housing goals if we do it right.
PC: Would you propose policies that address demolition in any way? What would those policies look like?
TW: In addition to encouraging ADU’s, duplexes, four-plexes, and subdivisions of existing properties, we need a ‘Tenants’ Bill of Rights’ — like the one I proposed in February — to protect people who are good tenants and are impacted when the property is being demolished. One consequence of redevelopment is a spike in rental costs. This can force long term residents out of the area. And, where there is mass demolition, the properties that are replaced can become unaffordable to locals (for example, in the N. Williams corridor).
Like I mentioned above, increased demolitions in Portland lead to increased property tax revenues from the new homes built, because the new homes will be assessed at current market levels. I believe the city should consider capturing the additional property tax revenues for these new properties, and dedicating the revenues to affordable housing.
PC: Is the desire of some citizens to reduce demolition at odds with the desire to increase housing affordability in Portland, in your view?
TW: I believe we can do both. If we focus on adding density where it make sense — in urban areas and along transit corridors — we can add much-needed housing stock that’s close to transit and encourages trips by bus, MAX, streetcar, bike, and foot. While we will still have some demolition, we can continue to add housing units and preserve our historic properties if we take a reasonable approach to preservation that also gives property owners the opportunity to convert structures into multiple units.