MP2H Project Update
Hello MP2H interested parties,
It’s been a while since we shared updates about this effort. We hope this communication finds you well.
The City of Portland team continues to work on developing a proposed plan for the Montgomery Park to Hollywood (MP2H) study area in Northwest Portland. Now, the City team can share project updates and expected next steps, including a public design workshop event in the works.
What happened previously?
The MP2H project began in late 2019 and included public open houses in spring and summer 2020, including a focus on alternative future land use development scenarios for the Northwest Portland study area.
Over the course of the project, the City team met and worked with a variety of stakeholders, including community-based organizations, business associations and local neighborhood residents to gather a diversity of input and learn more about the perspectives of under-represented communities. A Project Working Group (PWG) also met regularly in 2020 and 2021 to discuss the approach to land use and transportation in the Northwest study area.
Informed by public input and other sources, staff refined the alternative future land use scenarios for the Northwest study area into a “preferred scenario.” This scenario focused potential land use and transportation changes in the area between NW Vaughn Street and NW Nicolai Street, west of Highway 30.
In late December 2021, project staff published and took public comments on the Discussion Draft of the MP2H Northwest Plan (Volume 1 and Volume 2) and a Draft Montgomery Park Area Transportation Plan, both of which more fully described the proposal and implementation approaches. Comments ranged from general support of the proposal to concerns about preservation of industrial lands and impacts on middle wage jobs. Comments also focused on the need for public benefits that support under-represented communities in the broader area, concerns about climate resilience, and other issues. You can review Public Comments on the MP2H-NW Plan Discussion Draft.
Staff continued to refine the MP2H Northwest draft plan and the public benefits approach through engagement with community stakeholders and key large property owners. Public benefits such as middle wage jobs, affordable housing, opportunities for homeownership and commercial condominium ownership for underserved communities, and publicly accessible open space have been identified and could be achieved through a combination of regulatory (e.g., zoning maps and zoning code) and nonregulatory (e.g., binding agreements) measures.
What is changing from the Discussion Draft?
The direction of the MP2H Northwest Plan remains similar to the Discussion Draft proposal released back in December 2021. The area between NW Vaughn Street and NW Nicolai Street, west of Highway 30, would transition from an industrial and employment-focused area into a transit-oriented district, which would include employment, housing, and community-serving uses. The MP2H Northwest Plan concept still includes the potential for a significant amount of housing, situated in a new mixed-use, transit-oriented neighborhood served by an extension of Portland Streetcar. However, there are some key changes that will reshape the MP2H Northwest Plan proposal.
One change will likely include a greater emphasis on jobs in the MP2H Northwest Plan area. This approach recognizes the value of industrial and employment lands to support jobs, particularly middle-wage jobs that may not require a four-year degree. The draft plan will support the creation of jobs through regulatory (e.g., zoning allowances and requirements) and nonregulatory measures.
Another change may include zoning map changes along with the MP2H Northwest Plan. Unlike the Discussion Draft, which proposed Comprehensive Plan map amendments for future land use changes, the next iteration of the draft plan – the Proposed Draft – could include Zoning Map changes to implement the MP2H Northwest Plan and allow development. Some elements of the proposal, including height limits and floor area ratios, are also expected to be refined in the Proposed Draft.
In addition, public benefits are becoming better defined. The MP2H Northwest Plan aims to:
Accelerate the creation of affordable housing. The draft plan will provide opportunities for both market rate and affordable housing. However, as a public benefit, construction of a significant number of affordable housing units is anticipated in the near term. If these planned units are not constructed early on, a higher percentage of affordable units will be required as part of new plan district provisions.
Create a new open space. The draft plan will require that part of the proposed open area requirements be met through creation of a publicly-accessible park or open space that will serve the new district.
Create opportunities for wealth-building for underserved communities. A homeownership down payment assistance fund is being considered. This would assist lower-income households in accessing homeownership in neighborhoods across the city. In addition, the draft plan will also include an affordable commercial space requirement and opportunities for affordable commercial condominium ownership.
Commemorate York. The draft plan will consider ways to recognize and celebrate the contributions of York, an enslaved member of the Lewis and Clark Expedition and for whom NW York Street is named.
What comes next?
In the coming months, project staff expect to update the proposal and prepare a Proposed Draft of the MP2H Northwest Plan. The updated proposal considers public comments on the Discussion Draft and technical, infrastructure, and economic issues. Staff will give the Planning Commission an informal briefing this summer. Publication of the Proposed Draft of the MP2H Northwest Plan and formal public hearings with the Planning Commission and Design Commission are expected in the fall.
Design Character Statement – an opportunity for public comment
Before a Proposed Draft is finalized in the fall, work is needed to create a Design Character Statement for the MP2H Northwest Plan area. In addition to a new zoning plan district to inform and direct future development, the proposal will also include application of the Design overlay zone (“d” overlay) in the area. The Design Character Statement will serve as a guiding resource in the review of future development projects subject to design review.
In early summer, the project team will hold a public workshop to gather community and stakeholder input to create a new Design Character Statement for the area. The project webpage will be updated with event details later this month. Those interested can also subscribe to receive email notifications about MP2H project news and events.
Next steps
Estimated timeframes:
Summer 2023: Public meeting to inform a Design Character Statement for the MP2H Northwest Plan area. Look out for event details in a forthcoming email or check the project website for updates.
Late summer 2023: Informal Planning Commission and Design Commission briefings
Fall 2023: Finalize and publish Proposed Draft of the MP2H Northwest Plan
Late fall 2023 and winter 2024: Planning Commission and Design Commission public hearings, deliberation, and recommendations
Spring 2024: Portland City Council public hearings, deliberation, and decisions.
Visit the MP2H project website
