Hillsdale Terrace Redevelopment Environmental Assessment
Prepared pursuant to The National Environmental Policy Act 42 U.S.C. 4332 (2)(c)
December 2011
U.S. Department of Housing and Urban Development
Environmental Assessment (HUD recommended format per 24 CFR 58.36, revised 1/99)
Project Identification: Hillsdale Terrace Redevelopment
Responsible Entity: City of Portland, Housing Bureau
Prepared By: Home Forward, Wannamaker Consulting, Environmental SScience & Assessment, Willamette Cultural Resource Associates, KPFF Civil Engineers, Michael Minor & Associates, MWA Architecture
Month / Year: December 2011
CITATION
Home Forward, 2011. Hillsdale Terrace Redevelopment Environmental Assessment. Prepared by Home Forward, Portland, Oregon. December 2011.
EnvrnonuENTAL AssessueHt
Responsible Entity: [24 cFR s8.2(aX4] Certifying Officer: [24 cFR s8.2(a)(2)]
Project Name: Project Location: Estimated Total Project Cost: Grant Recipient: [24 cFR s8.2(a)(s)] Recipient Address: Project Representative: Telephone Number:
Conditions for Approval: (List all mitigation measures adopted by the responsible entity to eliminate or minimize adverse environmental impacts. These conditions must be included in project contracts or other relevant documents as requirements). [24 CFR 58.40(d), 40 CFR 1505.2(c)] Pleose refer to of this document
FINDING: [s8.a0(g)] X Finding of No Significant lmpact (The project will not result in a signifìcant impact on the quality of the human environment) Finding of Significant lmpact (The project may signifìcantly affect the quality of the human environment)
tt / Preparer Signature: fvt,tø 3o/ Zott Title/Agency: Julie Livingston, Project Manager Date Home Forward
Preparer Signature: // - eo- tt
Title/Agency: , President Date Consulting, lnc. Portland, Oregon
December 20 I I Hillsdale Terrace Redevelopment Signature Page - | Environmental Assessment Preparer Signature: ItI 7n Title/Agency: Wallace Leake, Principal Date Environmental Science & Assessment, LLC Portland, Oregon
Preparer Signature: rt 30 zsu Title/Agency: David Ellis, President Date Willamette Cultural Resources Associates, Ltd Portland, Oregon
Preparer Signature: r,i 3cr ( Title/Agency: Michael Minor, President Date Michael Minor & Associates, lnc. Portland,
Preparer Signature: TI ta I
Title/Agency: PE Date Engineers, lnc. Portland, Oregon
Preparer Signature: Title/Agency: William î8' AlA, Direct of Housing Date MWA Anchitecture Portland, Oregon
Grant Recipient: I
Title/Agency: D , Executive Director Date Home , Oregon
Certifying Ofücer: l! I tt Title/Agency: Stella Martinez, Compliance Coordinator Date Portland Housing Bureau Porcland, Oregon
Responsible Entity: pls/v Title/Agency: Manni Director Date Portland Housing Bureau Portland, Oregon
Signature Page - 2 Hillsdale Terrace Redevelopment December 20 I I Environmental Assessment Statement of Purpose and Need for the Proposal: [40 CFR 1508.9(b)]
The Purpose of the Hillsdale Terrace Redevelopment is to increase affordable housing opportunities in Southwest Portland by revitalizing the Hillsdale Terrace public housing site in a manner that corrects existing conditions of physical distress, reduces operating costs, improves services available to residents, and improves relationships and enhances partnerships in the community. The Need for the Hillsdale Terrace Redevelopment is driven by the lack of affordable housing options in Southwest Portland and the magnitude of deficiencies in one of only three public housing options in Southwest Portland. The Need for the proposed project is characterized by infrastructure, site, and design deficiencies as well as the effects of the existing Hillsdale Terrace public housing on the surrounding neighborhoods.
Please refer to Chapter 2.1.5 (Purpose and Need for the Proposed Action) of this document for a more detailed discussion of the proposed project’s Statement of Purpose and Need.
Description of the Proposal: Include all contemplated actions which logically are either geographically or functionally a composite part of the project, regardless of the source of funding. [24 CFR 58.32, 40 CFR 1508.25]
This Environmental Assessment considers two alternatives: the No-Build Alternative and the Hillsdale Terrace Redevelopment Alternative.
Please refer to Chapter 2.2 (Alternatives Under Consideration) of this document for a detailed description of the alternatives evaluated.
Existing Conditions and Trends: Describe the existing conditions of the project area and its surroundings, and trends likely to continue in the absence of the project. [24 CFR 58.40(a)]
Please refer to Chapter 3 (Affected Environment and Evaluation of Alternatives) of this document. Additional information is provided in the Hillsdale Terrace Redevelopment Environmental Assessment supporting materials available at Home Forward, 135 SW Ash Street, Portland, Oregon 97204 (Appendix C: Supporting Documents).
December 2011 Hillsdale Terrace Redevelopment Purpose and Need - 1 Environmental Assessment
Purpose and Need -2 Hillsdale Terrace Redevelopment December 2011 Environmental Assessment
Statutory Checklist
[24CFR §58.5] For each listed statute, executive order, or regulation, record the determinations made. If the activity affects the resource, indicate (A) in the Status Determination Column below. Or indicate (B) in that column if the activity does not affect the resources under consideration. Note reviews and consultations completed as well as any applicable permits or approvals obtained. Attach evidence that all required actions have been taken. Record any conditions or mitigation measures required. Then, make a determination of compliance or consistency.
Statutes, Executive Orders, Status Compliance Documentation and Regulation listed at 24 CFR Determination Sec. 58.5 and 58.6
Wetlands Protection B No wetlands are present in the project area. Please see [Executive Order 11990] Chapter 3.30 (Wetlands) of this document. Coastal Zone Management B Please see Chapter 3.17 (Navigable Waterways and [Coastal Zone Management Act, Coastal Areas). The proposed project is not located in a 1972 Sections 307(c),(d)] Coastal Zone Management Act area, therefore, no certification is required. Historic Preservation B The State Historic Preservation Office has been [36 CFR 800] consulted regarding this project and has found the proposed project will have No Effect on surrounding historic properties. Please see Chapter 3.14 (Historic Properties and Cultural Resources) and Appendix E of this document. Floodplain Management B The project site is not located in a mapped FEMA flood [24 CFR 55, Executive Order zone. The proposed project is therefore in compliance 11988] with 24 CFR 55 and EO 11988. Please see Chapter 3.12 (Flooding) of this document. Sole Source Aquifers B Please see Chapter 3.29 (Water Quality). There are no [40 CFR 149] sole source aquifers in the project area, therefore, no approvals are required. Endangered Species Act B Please see Chapter 3.9 (Endangered Species) of this [50 CFR 402] document. A finding of No Effect on listed or proposed threatened or endangered species and corresponding critical habitat was submitted to PHB on October 25, 2011 (Appendix F). Wild and Scenic Rivers Act B Please see Chapter 3.17 (Navigable Waterways and [16 USC 1271,Sections 7 (b), (c)] Coastal Areas). There are no wild and scenic rivers located in the project area, therefore no approvals are required. Clean Air Act B Please see Chapter 3.1 (Air Quality) of this document. [Clean Air Act, Sections 176 (c) and Long-term air quality impacts associated with the (d), and 40 CFR 6, 51, 93] proposed project are not anticipated.
December 2011 Hillsdale Terrace Redevelopment Statutory Checklist - 1 Environmental Assessment
Statutes, Executive Orders, Status Compliance Documentation and Regulation listed at 24 CFR Determination Sec. 58.5 and 58.6
Farmland Protection Policy B Please see Chapter 3.16 (Land Use and Zoning) of this Act document. The proposed project is located within the [7 CFR 658] incorporated limits of an urbanized city and is not located in an area regulated under the Farmland Protection Policy Act, therefore, no approvals are required. Environmental Justice B Please see Chapter 3.11 (Environmental Justice) of this [Executive Order 12898] document. Long-term environmental justice impacts associated with the proposed project are not anticipated. Noise Abatement and Control B Noise levels in the project area are predominantly from [24 CFR Part 51, Subpart B] traffic on nearby roadways. The predicted noise level at the site (DNL) is 57 dBA, which is well below the HUD acceptable level of 65 dBA and is in compliance with HUD standards. No long-term noise impacts from the proposed project are anticipated. Please see Chapter 3.18 (Noise and Vibration) of this document. Explosive and Flammable B No facilities meeting the HUD definition for handling Operations substance of an explosive or fire prone nature were [24 CFR Part 51 C] identified near the proposed project. The proposed project is in compliance with 24 CFR 51 Subpart C. Please see Chapter 3.13 (Hazardous Materials and Environmental Health) of this document. Toxic Chemicals and B Phase I and Phase II Environmental Site Assessments Radioactive Materials were conducted. The Phase I ESA identified possible [24 CFR Part 58, Sec 5(i)(2)] lead-based paint, suspected asbestos-containing materials, and a potential Recognized Environmental Condition associated with a historical auto fueling station on an adjacent parcel. Through deconstruction and reconstruction, the proposed project would eliminate possible lead-based paints and suspected asbestos- containing materials. The Phase II ESA was conducted to explore for evidence of whether a release at the former service station resulted in the migration of significant and widespread volatile organic compound (VOC) concentrations onto the Hillsdale Terrace site. Groundwater and soil gas samples at the site were collected. No VOCs were detected in the groundwater sample. VOCs were detected in the soil gas sample, but at concentrations below levels of concern. Based upon the results of the limited Phase II ESA, it was concluded that significant and widespread VOC concentrations had not migrated onto the Hillsdale Terrace site from the former service station. The proposed project is in compliance with 24 CFR 51 Subpart C. Please see Chapters 3.13 (Hazardous Materials and Environmental Health) and 3.26 (Toxic Chemicals and Radioactive Materials).
Statutory Checklist - 2 Hillsdale Terrace Redevelopment December 2011 Environmental Assessment Statutes, Executive Orders, Status Compliance Documentation and Regulation listed at 24 CFR Determination Sec. 58.5 and 58.6
Airport Clear Zones and B The project site is in compliance with 24 CFR 51 Accident Potential Zones Subpart D. Please see Chapter 3.2 (Airport Hazards) of [24 CFR Part 51 Subpart D] this document.
December 2011 Hillsdale Terrace Redevelopment Statutory Checklist - 3 Environmental Assessment
Environmental Assessment Checklist [Environmental Review Guide HUD CPD 782, 24 CFR 58.40; Ref. 40 CFR 1508.8 &1508.27] Evaluate the significance of the effects of the proposal on the character, features, and resources of the project area. Enter relevant base data and verifiable source documentation to support the finding. Then enter the appropriate impact code from the following list to make a finding of impact. Impact Codes: (1) - No impact anticipated; (2) - Potentially beneficial; (3) - Potentially adverse; (4) - Requires mitigation; (5) - Requires project modification. Note names, dates of contact, telephone numbers and page references. Attach additional materials as needed.
Land Development Code Source or Documentation
Conformance with Comprehensive Please see Chapters 3.5 (Consistency with Local Plans) and 3.16 Plans and Zoning 2 (Land Use and Zoning) of this document. Also, refer to Chapter 3.31 (Cumulative Effects).
Compatibility and Urban Impact Please see Chapters 3.16 (Land Use and Zoning), 3.24 (Site Suitability, Access, and Compatibility with Surrounding 1 Development) and 3.28 (Visual and Aesthetics Resources) of this document. Also, refer to Chapter 3.31 (Cumulative Effects).
Slope Please see Chapter 3.25 (Soils, Geology, and Seismic Conditions) of 2 this document. Also, refer to Chapter 3.31 (Cumulative Effects).
Erosion Please see Chapters 3.6 (Construction) and 3.25 (Soils, Geology, 2 and Seismic Conditions) of this document. Also, refer to Chapter 3.31 (Cumulative Effects).
Soil Suitability Please see Chapter 3.25 (Soils, Geology, and Seismic Conditions) of 2 this document. Also, refer to Chapter 3.31 (Cumulative Effects).
Hazards and Nuisances including Site Please see Chapters 3.13 (Hazardous Materials/ Environmental Safety Health), 3.19 (Nuisances and Hazards), 3.22 (Safety and 2 / 4 Security), and 3.26 (Toxic or Hazardous Substances and Radioactive Materials) of this document. Also, refer to Chapter 3.31 (Cumulative Effects).
Energy Consumption Please see Chapter 3.10 (Energy Requirements and Potential for 2 Conservation) of this document. Also, refer to Chapter 3.31 (Cumulative Effects).
Noise Please see Chapters 3.6.1 (Construction Noise and Vibration) and Contribution to Community Noise 1 3.18 (Noise and Vibration) of this document. Also, refer to Levels Chapter 3.31 (Cumulative Effects).
Air Quality Please see Chapters 3.1 (Air Quality) and 3.6.5 (Air Quality Effects of Ambient Air Quality on Impacts During Construction) of this document. Also, refer to 2 Project and Contribution to Chapter 3.31 (Cumulative Effects). Community Pollution Levels
Environmental Design Please see Chapters 3.24 (Site Suitability, Access, and Compatibility with Surrounding Development) and 3.28 (Visual Visual Quality - Coherence, 2 Diversity, Compatible Use, and Scale and Aesthetics Resources) of this document. Also, refer to Chapter 3.31 (Cumulative Effects).
December 2011 Hillsdale Terrace Redevelopment EA Checklist - 1 Environmental Assessment
Socioeconomic Code Source or Documentation
Demographic Character Changes Please see Chapters 3.4 (Community Disruption) and 3.11 2 (Environmental Justice) of this document. Also, refer to Chapter 3.31 (Cumulative Effects).
Displacement Please see Chapters 3.4 (Community Disruption) and 3.15 (Land 1 Acquisition and Displacements) of this document. Also, refer to Chapter 3.31 (Cumulative Effects).
Employment and Income Patterns Please see Chapters 3.4 (Community Disruption), 3.6.8 and 3.11 (Environmental 2 (Economic Impacts of Construction) Justice) of this document. Also, refer to Chapter 3.31 (Cumulative Effects).
Community Facilities and Code Source or Documentation Services
Educational Facilities Please see Chapters 3.4 (Community Disruption) and 3.23 (Schools 2 and Social Services) of this document. Also, refer to Chapter 3.31 (Cumulative Effects).
Commercial Facilities Please see Chapters 3.3 (Commercial/Retail Accessibility), 3.4 (Community Disruption), 3.6.7 (Disruption of Businesses During 1 Construction), and 3.6.8 (Economic Impacts of Construction) of this document. Also, refer to Chapter 3.31 (Cumulative Effects).
Health Care Please see Chapters 3.3 (Commercial/Retail Accessibility), 3.4 (Community Disruption) and 3.8 (Emergency Health Care, Fire, and 1 Police Services) of this document. Also, refer to Chapter 3.31 (Cumulative Effects).
Social Services Please see Chapter 3.23 (Schools and Social Services) of this 2 document. Also, refer to Chapter 3.31 (Cumulative Effects).
Solid Waste Please see Chapters 3.6.2 (Disruption of Public Utilities and Services During Construction), 3.19 (Nuisances and Hazards), and 3.21 2 (Public Services) of this document. Also, refer to Chapter 3.31 (Cumulative Effects).
Waste Water Please see Chapters 3.6.2 (Disruption of Public Utilities and Services During Construction), 3.19 (Nuisances and Hazards), and 3.21 2 (Public Services) of this document. Also, refer to Chapter 3.31 (Cumulative Effects).
Storm Water Please see Chapters 3.6.2 (Disruption of Public Utilities and Services During Construction), 3.19 (Nuisances and Hazards), 3.21 (Public 2 Services) and 3.29 (Water Quality) of this document. Also, refer to Chapter 3.31 (Cumulative Effects).
Water Supply 2 Please see Chapters 3.6.2 (Disruption of Public Utilities and Services During Construction), 3.19 (Nuisances and Hazards), and 3.21
2 - EA Checklist Hillsdale Terrace Redevelopment December 2011 Environmental Assessment
Community Facilities and Code Source or Documentation Services (Public Services) of this document. Also, refer to Chapter 3.31 (Cumulative Effects).
Public Safety Please see Chapter 3.8 (Emergency Health Care, Fire, and Police - Police 2 Services) of this document. Also, refer to Chapter 3.31 (Cumulative Effects).
- Fire Please see Chapter 3.8 (Emergency Health Care, Fire, and Police 2 Services) of this document. Also, refer to Chapter 3.31 (Cumulative Effects).
- Emergency Medical Please see Chapter 3.8 (Emergency Health Care, Fire, and Police 2 Services). Also, refer to Chapter 3.31 (Cumulative Effects).
Open Space and Recreation Please see Chapter 3.20 (Parks and Recreation) of this document. 2 - Open Space Also, refer to Chapter 3.31 (Cumulative Effects).
- Recreation Please see Chapter 3.20 (Parks and Recreation) of this document. 2 Also, refer to Chapter 3.31 (Cumulative Effects).
- Cultural Facilities Please see Chapter 3.20 (Parks and Recreation) of this document. 2 Also, refer to Chapter 3.31 (Cumulative Effects).
Transportation Please see Chapter 3.27 (Transportation) of this document. Also, 1 refer to Chapter 3.31 (Cumulative Effects).
Natural Features Code Source or Documentation
Water Resources Please see Chapters 3.6.4 (Construction Impacts to Water Quality), 3.9 (Endangered Species), 3.17 (Navigable Waterways and Coastal 1 Areas), and 3.29 (Water Quality) of this document. Also, refer to Chapter 3.31 (Cumulative Effects).
Surface Water Please see Chapters 3.6.4 (Construction Impacts to Water Quality) 2 and 3.29 (Water Quality) of this document. Also, refer to Chapter 3.31 (Cumulative Effects).
Unique Natural Features and Please see Chapters 3.7 (Ecologically Sensitive Areas), 3.24 (Site Agricultural Lands Suitability, Access, and Compatibility with Surrounding 1 Development), 3.25 (Soils, Geology, and Seismic Conditions), and 3.28 (Visual and Aesthetic Resources) of this document. Also, refer to Chapter 3.31 (Cumulative Effects).
Vegetation and Wildlife Please see Chapters 3.7 (Ecologically Sensitive Areas), 3.9 1 (Endangered Species) and 3.30 (Wetlands) of this document. Also, refer to Chapter 3.31 (Cumulative Effects).
December 2011 Hillsdale Terrace Redevelopment EA Checklist - 3 Environmental Assessment
Other Factors Code Source or Documentation
Flood Disaster Protection Act Please see Chapter 3.12 (Flooding) of this document. Also, refer to 1 [Flood Insurance] [§58.6(a)] Chapter 3.31 (Cumulative Effects).
Coastal Barrier Resources Act / Please see Chapter 3.17 (Navigable Waterways and Coastal Areas). Coastal Barrier Improvement Act 1 Also, refer to Chapter 3.31 (Cumulative Effects). [§58.6(c)]
Airport Runway Clear Zone or Please see Chapter 3.2 (Airport Hazards) of this document. Also, 1 Clear Zone Disclosure [§58.6(d)] refer to Chapter 3.31 (Cumulative Effects).
Other Factors Not applicable
NOTE: The Responsible Entity must additionally document compliance with 24 CFR §58.6 in the Environmental Review Record (ERR), particularly with the Flood Insurance requirements of the Flood Disaster Protection Act and the Buyer Disclosure requirements of the U.S. Department of Housing and Urban Development (HUD) Airport Runway Clear Zone/Clear Zone regulation at 24 CFR 51 Subpart D.
4 - EA Checklist Hillsdale Terrace Redevelopment December 2011 Environmental Assessment
Summary of Findings and Conclusions
ALTERNATIVES TO THE PROPOSED ACTION
Alternatives and Project Modifications Considered [24 CFR 58.40(e), Ref. 40 CFR 1508.9] (Identify other reasonable courses of action that were considered and not selected, such as other sites, design modifications, or other uses of the subject site. Describe the benefits and adverse impacts to the human environment of each alternative and the reasons for rejecting it.)
Please refer to Chapter 2.3 (Alternatives Eliminated from Further Consideration) of this document.
No Action Alternative [24 CFR 58.40(e)] (Discuss the benefits and adverse impacts to the human environment of not implementing the preferred alternative).
Please refer to Chapter 2.2.1 (No-Build Alternative) and Chapter 3 (Affected Environment and Evaluation of Alternatives) of this document.
Mitigation Measures Recommended [24 CFR 58.40(d), 40 CFR 1508.20] (Recommend feasible ways in which the proposal or external factors relating to the proposal should be modified in order to eliminate or minimize adverse environmental impacts).
Please refer to recommended mitigation measures under each environmental element in Chapter 3 (Affected Environment and Evaluation of Alternatives) of this document.
Additional Studies Performed Additional project-related studies performed are listed in Appendix C: Supporting Documents of this document.
List of Sources, Agencies, and Persons Consulted [40 CFR 1508.9(b)] Resources, agencies and persons consulted in the preparation of this EA are listed in Chapter 5 (References and Agencies and Persons Consulted) of this document
December 2011 Hillsdale Terrace Redevelopment Findings and Conclusions - 1 Environmental Assessment
For More Information or To Provide Comments Review copies of the Environmental Assessment are available on Home Forward’s web site or at the locations listed below.
Review Location Address Hours City of Portland, 421 SW 6th Avenue, Ste 500 Monday-Friday: 9 am to 4 pm Housing Bureau Portland, OR 97204 City of Portland, Housing Bureau http://www.portlandonline.com/phb 24 hours Web Site 135 SW Ash Street, 5th Floor Home Forward Monday-Friday: 8 am to 4:30 pm Portland, OR 97204 Home Forward Web Site www.homeforward.org 24 hours Monday & Tuesday: 10 am to 8 pm Multnomah County - 1525 SW Sunset Boulevard Wednesday-Saturday: 10 am to 6 pm Hillsdale Library Portland, OR 97239 Sunday: Noon to 5 pm Copies of this Environmental Assessment may be purchased from Home Forward or reviewed on- site at the Portland Housing Bureau, Home Forward or the Hillsdale Library during the hours listed in the table above. This report will have a comment period of 15 calendar days; comments are due no later than December 20, 2011. Please call the Home Forward number below or e-mail your address if you would like to be added to the mailing list. Questions and comments concerning the information in this Environmental Assessment may be delivered in the following manner:
By Hand or Robert Dell, Project Coordinator Stella Martinez, Compliance Coordinator Mail Home Forward City of Portland 135 SW Ash Street, 5th Floor Housing Bureau Portland, Oregon, 97204 421 SW 6th Avenue, Suite 500 Re: Hillsdale Terrace Redevelopment Portland, Oregon 97204 Environmental Review Re: Hillsdale Terrace Redevelopment Environmental Review By Phone Robert Dell Stella Martinez 503-802-8528 503-823-2383
By e-mail [email protected] Subject Line: Hillsdale Terrace Redevelopment Environmental Review
By FAX 503-802-8579 Attention: Robert Dell, Project Coordinator Re: Hillsdale Terrace Redevelopment Environmental Review
Home Forward, Portland Housing Bureau U.S. Department of Housing and Development
CONTENTS
1. INTRODUCTION ...... 1-1 1.1 PROJECT OVERVIEW ...... 1-1 1.1.1 HOPE VI Grant Application Process ...... 1-3 1.2 EVALUATION OF ALTERNATIVES ...... 1-3
2. PROPOSED ACTION AND ALTERNATIVES ...... 2-1 2.1 PROJECT BACKGROUND ...... 2-1 2.1.1 Home Forward ...... 2-1 2.1.2 Hillsdale Terrace Redevelopment Site ...... 2-1 2.1.3 Physical Environment ...... 2-1 2.1.4 Social Environment ...... 2-2 2.1.5 Purpose and Need for the Proposed Action ...... 2-2 2.2 ALTERNATIVES UNDER CONSIDERATION...... 2-10 2.2.1 No-Build Alternative ...... 2-10 2.2.2 Hillsdale Terrace Redevelopment Alternative ...... 2-11 2.3 ALTERNATIVES ELIMINATED FROM FURTHER CONSIDERATION ...... 2-19 2.3.1 Alternatives Development Process Overview ...... 2-19 2.3.2 Alternatives Eliminated from Further Consideration ...... 2-19
3. AFFECTED ENVIRONMENT AND EVALUATION OF ALTERNATIVES ...... 3-1 3.1 AIR QUALITY ...... 3-1 3.1.1 Baseline Conditions ...... 3-1 3.1.2 Potential Impacts and Key Issues ...... 3-4 3.1.3 Possible Mitigation Measures ...... 3-5 3.1.4 Anticipated Permits and Approvals ...... 3-5 3.1.5 Conclusion ...... 3-5 3.2 AIRPORT HAZARDS ...... 3-5 3.2.1 Baseline Conditions ...... 3-5 3.2.2 Potential Impacts and Key Issues ...... 3-6 3.2.3 Possible Mitigation Measures ...... 3-6 3.2.4 Anticipated Permits and Approvals ...... 3-6 3.2.5 Conclusion ...... 3-6 3.3 COMMERCIAL / RETAIL ACCESSIBILITY ...... 3-6 3.3.1 Baseline Conditions ...... 3-6 3.3.2 Potential Impacts and Key Issues ...... 3-15 3.3.3 Possible Mitigation Measures ...... 3-16 3.3.4 Anticipated Permits and Approvals ...... 3-16
December 2011 Hillsdale Terrace Redevelopment Contents -i Environmental Assessment Home Forward, Portland Housing Bureau U.S. Department of Housing and Development
3.3.5 Conclusion ...... 3-17 3.4 COMMUNITY DISRUPTION ...... 3-17 3.4.1 Baseline Conditions ...... 3-17 3.4.2 Potential Impacts and Key Issues ...... 3-24 3.4.3 Possible Mitigation Measures ...... 3-25 3.4.4 Anticipated Permits and Approvals ...... 3-26 3.4.5 Conclusion ...... 3-26 3.5 CONSISTENCY WITH LOCAL PLANS ...... 3-26 3.5.1 Baseline Conditions ...... 3-26 3.5.2 Potential Impacts and Key Issues ...... 3-31 3.5.3 Possible Mitigation Measures ...... 3-33 3.5.4 Anticipated Permits and Approvals ...... 3-33 3.5.5 Conclusion ...... 3-33 3.6 CONSTRUCTION ...... 3-33 3.6.1 Construction Noise and Vibration ...... 3-34 3.6.2 Disruption of Public Utilities and Services During Construction ...... 3-37 3.6.3 Disposal of Debris ...... 3-38 3.6.4 Construction Impacts to Water Quality ...... 3-39 3.6.5 Air Quality Impacts During Construction ...... 3-39 3.6.6 Safety and Security During Construction ...... 3-40 3.6.7 Disruption of Businesses During Construction ...... 3-41 3.6.8 Economic Impacts of Construction ...... 3-41 3.6.9 Conclusion to Construction ...... 3-42 3.7 ECOLOGICALLY SENSITIVE AREAS ...... 3-42 3.7.1 Baseline Conditions ...... 3-42 3.7.2 Potential Impacts and Key Issues ...... 3-43 3.7.3 Possible Mitigation Measures ...... 3-43 3.7.4 Anticipated Permits and Approvals ...... 3-43 3.7.5 Conclusion ...... 3-43 3.8 EMERGENCY HEALTH CARE, FIRE, AND POLICE SERVICES ...... 3-44 3.8.1 Baseline Conditions ...... 3-44 3.8.2 Potential Impacts and Key Issues ...... 3-51 3.8.3 Possible Mitigation Measures ...... 3-52 3.8.4 Anticipated Permits and Approvals ...... 3-52 3.8.5 Conclusion ...... 3-53 3.9 ENDANGERED SPECIES ...... 3-53 3.9.1 Baseline Conditions ...... 3-53 3.9.2 Potential Impacts and Key Issues ...... 3-57 3.9.3 Possible Mitigation Measures ...... 3-57 3.9.4 Anticipated Permits and Approvals ...... 3-58 3.9.5 Conclusion ...... 3-58 3.10 ENERGY REQUIREMENTS AND POTENTIAL FOR CONSERVATION ...... 3-58 ii - Contents Hillsdale Terrace Redevelopment December 2011 Environmental Assessment Home Forward, Portland Housing Bureau U.S. Department of Housing and Development
3.10.1 Baseline Conditions ...... 3-58 3.10.2 Potential Impacts and Key Issues ...... 3-59 3.10.3 Possible Mitigation Measures ...... 3-60 3.10.4 Anticipated Permits and Approvals...... 3-60 3.10.5 Conclusion ...... 3-60 3.11 ENVIRONMENTAL JUSTICE ...... 3-60 3.11.1 Baseline Conditions ...... 3-61 3.11.2 Potential Impacts and Key Issues ...... 3-72 3.11.3 Possible Mitigation Measures ...... 3-73 3.11.4 Anticipated Permits and Approvals...... 3-74 3.11.5 Conclusion ...... 3-74 3.12 FLOODING ...... 3-74 3.12.1 Baseline Conditions ...... 3-75 3.12.2 Potential Impacts and Key Issues ...... 3-76 3.12.3 Possible Mitigation Measures ...... 3-76 3.12.4 Anticipated Permits and Approvals...... 3-76 3.12.5 Conclusion ...... 3-76 3.13 HAZARDOUS MATERIALS AND ENVIRONMENTAL HEALTH ...... 3-76 3.13.1 Baseline Conditions ...... 3-77 3.13.2 Potential Impact and Key Issues ...... 3-79 3.13.3 Possible Mitigation Measures ...... 3-80 3.13.4 Anticipated Permits and Approvals...... 3-80 3.13.5 Conclusion ...... 3-80 3.14 HISTORIC PROPERTIES AND CULTURAL RESOURCES ...... 3-80 3.14.1 Baseline Conditions ...... 3-81 3.14.2 Potential Impacts and Key Issues ...... 3-83 3.14.3 Possible Mitigation Measures ...... 3-83 3.14.4 Anticipated Permits and Approvals...... 3-84 3.14.5 Conclusion ...... 3-84 3.15 LAND ACQUISITION AND DISPLACEMENTS ...... 3-84 3.15.1 Baseline Conditions ...... 3-84 3.15.2 Potential Impacts and Key Issues ...... 3-88 3.15.3 Possible Mitigation Measures ...... 3-88 3.15.4 Anticipated Permits and Approvals...... 3-89 3.15.5 Conclusion ...... 3-89 3.16 LAND USE AND ZONING ...... 3-89 3.16.1 Baseline Conditions ...... 3-89 3.16.2 Potential Impacts and Key Issues ...... 3-91 3.16.3 Possible Mitigation Measures ...... 3-91 3.16.4 Anticipated Permits and Approvals...... 3-91 3.16.5 Conclusion ...... 3-91 3.17 NAVIGABLE WATERWAYS AND COASTAL ZONES ...... 3-92
December 2011 Hillsdale Terrace Redevelopment Contents -iii Environmental Assessment Home Forward, Portland Housing Bureau U.S. Department of Housing and Development
3.17.1 Baseline Conditions ...... 3-92 3.17.2 Potential Impacts and Key Issues ...... 3-92 3.17.3 Possible Mitigation Measures ...... 3-94 3.17.4 Anticipated Permits and Approvals ...... 3-94 3.17.5 Conclusion ...... 3-94 3.18 NOISE AND VIBRATION ...... 3-94 3.18.1 Baseline Conditions ...... 3-94 3.18.2 Potential Impacts and Key Issues ...... 3-98 3.18.3 Possible Mitigation Measures ...... 3-99 3.18.4 Anticipated Permits and Approvals ...... 3-99 3.18.5 Conclusion ...... 3-99 3.19 NUISANCES AND HAZARDS ...... 3-100 3.19.1 Baseline Conditions ...... 3-100 3.19.2 Potential Impacts and Key Issues ...... 3-101 3.19.3 Possible Mitigation Measures ...... 3-102 3.19.4 Anticipated Permits and Approvals ...... 3-102 3.19.5 Conclusion ...... 3-102 3.20 PARKS AND RECREATION ...... 3-102 3.20.1 Baseline Conditions ...... 3-102 3.20.2 Potential Impacts and Key Issues ...... 3-109 3.20.3 Possible Mitigation Measures ...... 3-109 3.20.4 Anticipated Permits and Approvals ...... 3-109 3.20.5 Conclusion ...... 3-110 3.21 PUBLIC SERVICES ...... 3-110 3.21.1 Baseline Conditions ...... 3-110 3.21.2 Potential Impacts and Key Issues ...... 3-110 3.21.3 Possible Mitigation Measures ...... 3-111 3.21.4 Anticipated Permits and Approvals ...... 3-111 3.21.5 Conclusion ...... 3-111 3.22 SAFETY AND SECURITY ...... 3-111 3.22.1 Baseline Conditions ...... 3-112 3.22.2 Potential Impacts and Key Issues ...... 3-113 3.22.3 Possible Mitigation Measures ...... 3-114 3.22.4 Anticipated Permits and Approvals ...... 3-115 3.22.5 Conclusion ...... 3-115 3.23 SCHOOLS AND SOCIAL SERVICES ...... 3-115 3.23.1 Baseline Conditions ...... 3-115 3.23.2 Potential Impacts and Key Issues ...... 3-117 3.23.3 Possible Mitigation Measures ...... 3-118 3.23.4 Anticipated Permits and Approvals ...... 3-118 3.23.5 Conclusion ...... 3-118
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3.24 SITE SUITABILITY, ACCESS, AND COMPATIBILITY WITH SURROUNDING DEVELOPMENT ...... 3-118 3.24.1 Baseline Conditions ...... 3-118 3.24.2 Potential Impacts and Key Issues ...... 3-119 3.24.3 Possible Mitigation Measures ...... 3-120 3.24.4 Anticipated Permits and Approvals...... 3-120 3.24.5 Conclusion ...... 3-120 3.25 SOILS, GEOLOGY, AND SEISMIC CONDITIONS ...... 3-120 3.25.1 Baseline Conditions ...... 3-120 3.25.2 Potential Impacts and Key Issues ...... 3-124 3.25.3 Possible Mitigation Measures ...... 3-124 3.25.4 Anticipated Permits and Approvals...... 3-125 3.25.5 Conclusion ...... 3-125 3.26 TOXIC CHEMICALS AND RADIOACTIVE MATERIALS ...... 3-125 3.26.1 Baseline Conditions ...... 3-125 3.26.2 Potential Impacts and Key Issues ...... 3-126 3.26.3 Possible Mitigation Measures ...... 3-127 3.26.4 Anticipated Permits and Approvals...... 3-127 3.26.5 Conclusion ...... 3-127 3.27 TRANSPORTATION ...... 3-127 3.27.1 Baseline Conditions ...... 3-128 3.27.2 Potential Impacts and Key Issues ...... 3-130 3.27.3 Possible Mitigation Measures ...... 3-131 3.27.4 Anticipated Permits and Approvals...... 3-131 3.27.5 Conclusion ...... 3-131 3.28 VISUAL AND AESTHETIC RESOURCES ...... 3-131 3.28.1 Baseline Conditions ...... 3-131 3.28.2 Potential Impacts and Key Issues ...... 3-134 3.28.3 Possible Mitigation Measures ...... 3-135 3.28.4 Anticipated Permits and Approvals...... 3-135 3.28.5 Conclusion ...... 3-136 3.29 WATER QUALITY ...... 3-136 3.29.1 Baseline Conditions ...... 3-136 3.29.2 Potential Impacts and Key Issues ...... 3-137 3.29.3 Possible Mitigation Measures ...... 3-138 3.29.4 Anticipated Permits and Approvals...... 3-138 3.29.5 Conclusion ...... 3-138 3.30 WETLANDS ...... 3-138 3.30.1 Baseline Conditions ...... 3-139 3.30.2 Potential Impacts and Key Issues ...... 3-139 3.30.3 Possible Mitigation Measures ...... 3-139 3.30.4 Anticipated Permits and Approvals...... 3-139
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3.30.5 Conclusion ...... 3-140 3.31 CUMULATIVE EFFECTS ...... 3-140 3.31.1 Air Quality ...... 3-140 3.31.2 Airport Hazards ...... 3-140 3.31.3 Commercial / Retail Accessibility ...... 3-140 3.31.4 Community Disruption ...... 3-140 3.31.5 Consistency with Local Plans ...... 3-141 3.31.6 Construction ...... 3-141 3.31.7 Ecologically Sensitive Areas ...... 3-141 3.31.8 Emergency Health Care, Fire, and Police Services ...... 3-141 3.31.9 Endangered Species ...... 3-141 3.31.10 Energy Requirements and Potential for Conservation ...... 3-141 3.31.11 Environmental Justice ...... 3-142 3.31.12 Flooding ...... 3-142 3.31.13 Hazardous Materials / Environmental Health ...... 3-142 3.31.14 Historic Properties and Cultural Resources ...... 3-142 3.31.15 Land Acquisitions and Displacements ...... 3-142 3.31.16 Land Use and Zoning ...... 3-143 3.31.17 Navigable Waterways and Coastal Areas ...... 3-143 3.31.18 Noise and vibration ...... 3-143 3.31.19 Nuisances and Hazards ...... 3-143 3.31.20 Parks and Recreation ...... 3-143 3.31.21 Public Services ...... 3-143 3.31.22 Safety and Security ...... 3-143 3.31.23 Schools and Social Services ...... 3-143 3.31.24 Site Suitability, Access, and Compatibility with Surrounding Development...... 3-144 3.31.25 Soils, Geology, and Seismic Conditions ...... 3-144 3.31.26 Toxic Chemicals and Radioactive Materials ...... 3-144 3.31.27 Transportation ...... 3-144 3.31.28 Visual and Aesthetic Resources ...... 3-144 3.31.29 Water Quality ...... 3-144 3.31.30 Wetlands ...... 3-145
4. PUBLIC AND AGENCY INVOLVEMENT ...... 4-1 4.1 COMMUNITY INVOLVEMENT PLAN ...... 4-1 4.1.1 Regular and Significant Communication with Stakeholders ...... 4-1 4.2 PRE-GRANT AWARD INVOLVEMENT...... 4-3 4.2.1 Phase I: 2008 – 2009 (2009 HOPE VI Grant Application Phase) ...... 4-3 4.2.2 Phase 2: 2010 (2010 HOPE VI Grant Application Phase) ...... 4-4 4.3 POST GRANT AWARD INVOLVEMENT ...... 4-6 4.4 AGENCY INVOLVEMENT ...... 4-6
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5. REFERENCES AND AGENCIES AND PERSONS CONSULTED ...... 5-1
APPENDICES APPENDIX A Glossary of Terms and Abbreviations APPENDIX B Distribution List APPENDIX C Supporting Documents APPENDIX D Anticipated Permits and Approvals APPENDIX E Agency Letters APPENDIX F No Effect Letter for NMFS and USFW Listed Species
LIST OF TABLES Table 1.1-1. Environmental Elements Considered in Environmental Assessment ...... 1-4 Table 2.1-1. Hillsdale Terrace Parcels ...... 2-2 Table 2.1-2. Comparison of Select Demographic Data: SW Portland, City and Hillsdale Terrace ...... 2-9 Table 3.1-1. Portland Ambient Carbon Monoxide Concentrations (ppm) ...... 3-2 Table 3.1-2. Ambient Ozone Levels from the Canby Monitoring Station ...... 3-2
Table 3.1-3. Portland Ambient PM10 Concentrations ...... 3-3
Table 3.1-4. Portland Ambient PM2.5 Concentrations ...... 3-3 Table 3.3-1. Transit Service to Commercial and Employment Areas ...... 3-9 Table 3.4-1. Churches, Faith Centers and Temples within Approximately One Mile of Hillsdale Terrace ...... 3-23 Table 3.4-2. Community Centers within Close Proximity to Hillsdale Terrace...... 3-24 Table 3.6.1. Typical Construction Equipment Noise (dBA) ...... 3-35 Table 3.6.2. Vibration Source Levels for Construction Equipment ...... 3-36 Table 3.8-1. Nearest Fire Stations ...... 3-46 Table 3.9-1. Species Listed by Various Agencies ...... 3-53 Table 3.9-2. Observed Native and Non Native Plant Species ...... 3-56 Table 3.11-1. Hillsdale Terrace Race/Ethnicity ...... 3-62 Table 3.11-2. Hillsdale Terrace Age ...... 3-62 Table 3.11-3. Median Family Income (MFI) Guidelines for Portland Metropolitan Area, June 2011 ...... 3-62 Table 3.11-4. Hillsdale Terrace Annual Household Income ...... 3-63 Table 3.11-5. Hillsdale Terrace Source of Household Income ...... 3-63 Table 3.11-6. Hillsdale Neighborhood General Demographic Profile, 2000 ...... 3-65 Table 3.11-7. Hillsdale Neighborhood Race/Ethnicity, 2000 ...... 3-65 Table 3.11-8. Hillsdale Neighborhood Age, 2000 ...... 3-65 Table 3.11-9. Multnomah Neighborhood General Demographic Profile, 2000 ...... 3-67 Table 3.11-10. Multnomah Neighborhood Race/Ethnicity, 2000 ...... 3-67
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Table 3.11-11. Multnomah Neighborhood Age, 2000 ...... 3-68 Table 3.11-12. Area Census Tracts General Demographic Profile, 2000 ...... 3-68 Table 3.11-13. Area Census Tracts Race/Ethnicity, 2000 ...... 3-69 Table 3.11-14. Area Census Tracts Sex and Age ...... 3-69 Table 3.11-15. Area Census Tracts Annual Household Income ...... 3-70 Table 3.11-16. Area Census Tracts by Linguistic Isolation1 ...... 3-71 Table 3.17-1. List of Designated Wild and Scenic Rivers in Oregon ...... 3-93 Table 3.18-1. Maximum Allowable Noise Levels from New Industrial and Commercial Source ...... 3-95 Table 3.18-2. City of Portland Noise Control Ordinance ...... 3-95 Table 3.18-3. HUD General Acceptability Standards ...... 3-96 Table 3.25-1. Shear Wave Velocity Profile ...... 3-123 Table 3.27-1. Traffic Counts at SW Capital Highway / SW 26th Avenue Intersection 3-130 Table 4.2-1. Phase 1 Resident and Community Outreach Events ...... 4-4 Table 4.2-2. Phase 2 Resident and Community Outreach Events ...... 4-5 Table 4.2-3. Community Advisory Committee ...... 4-5 Table 4.3-1. Post Grant Award Resident and Community Outreach Events ...... 4-6 Table 4.4-1. Public Agency Partners ...... 4-7
LIST OF FIGURES Figure 1.1-1. Hillsdale Terrace Vicinity Map ...... 1-1 Figure 1.1-2. Hillsdale Terrace Site ...... 1-2 Figure 2.2-1. Hillsdale Terrace Redevelopment Conceptual Site Plan ...... 2-11 Figure 2.2-2. Hillsdale Terrace Redevelopment Conceptual Site Plan Improvements ... 2-13 Figure 2.2-3. Early Childhood Education Center Concept View ...... 2-15 Figure 2.2-4. Neighborhood Network Center Concept View ...... 2-16 Figure 3.3-1. Transit Service Near Hillsdale Terrace ...... 3-8 Figure 3.3-2. 20 Minute Neighborhood Map ...... 3-14 Figure 3.4-1. Distances from Hillsdale Terrace: 1/4 Mile, 1/2 Mile and 1 Mile ...... 3-18 Figure 3.8-1. Emergency Response Roadway Classification ...... 3-44 Figure 3.8-2. Fire Management Areas ...... 3-45 Figure 3.8-3. Total Crime Summary (Previous 12 Months) within 1/2 Mile of Hillsdale Terrace ...... 3-47 Figure 3.8-4. Part I Crimes within 1/2 Mile of Hillsdale Terrace ...... 3-48 Figure 3.8-5. Part II Crimes A within 1/2 Mile of Hillsdale Terrace ...... 3-49 Figure 3.8-6. Part II Crimes B within 1/2 Mile of Hillsdale Terrace ...... 3-50 Figure 3.11-1. 2000 U.S. Census Tracts in Hillsdale Terrace Area ...... 3-61 Figure 3.11-2. Hillsdale Neighborhood Boundary ...... 3-64 Figure 3.11-3. Multnomah Neighborhood Boundary ...... 3-66
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Figure 3.12-1. Portland On-Line Flood Hazards Map: FEMA Special Flood Hazard Area (SFHA) & 1996 Flood Inundation Area ...... 3-75 Figure 3.16-1. Hillsdale Terrace Site and Area Zoning ...... 3-90 Figure 3.17-1. Oregon Coastal Zone ...... 3-92 Figure 3.20-1. Open Space, Recreation and Cultural Facilities within One Mile of Hillsdale Terrace ...... 3-103 Figure 3.20-2. Custer Park ...... 3-104 Figure 3.20-3. Hillsdale Park ...... 3-104 Figure 3.20-4. Multnomah Arts Center ...... 3-104 Figure 3.20-5. Stephens Creek Natural Area ...... 3-105 Figure 3.20-6. Dewitt Park ...... 3-105 Figure 3.20-7. Gabriel Park / Southwest Community Center & Pool ...... 3-105 Figure 3.20-8. Wilson Pool ...... 3-106 Figure 3.20-9. Gabriel Community Garden & Orchards ...... 3-106 Figure 3.20-10. Albert Kelly Park ...... 3-106 Figure 3.20-11. Burlingame Park ...... 3-107 Figure 3.20-12. George Himes Park ...... 3-107 Figure 3.20-13. Fanno Creek Natural Area ...... 3-107 Figure 3.20-14. SW Terwilliger Blvd Parkway ...... 3-108 Figure 3.27-1. Traffic Counts Near Hillsdale Terrace ...... 3-129
December 2011 Hillsdale Terrace Redevelopment Contents -ix Environmental Assessment
Home Forward, Portland Housing Bureau U.S. Department of Housing and Development
1. INTRODUCTION Home Forward, formerly known as the Housing Authority off Portland (HAP), is proposing to redevelop and revitalize the Hillsdale Terrace public housing site in Portland’s Multnomah neighborhood in Southwest Portland (Figure 1.1-1). Home Forward engaged in an extensive community outreach and conceptual design process to develop design alternatives for a federal HOPE VI Revitalization Grant application. After being awarded a HOPE VI grant for redevelopment of the site on May 20, 2011, Home Forward has continued to conduct extensive outreach through community meetings, design workshops, and a Community Advisory Committee. Appendix A contains a glossary of terms and abbreviations used throughout this Environmental Assessment.
Figure 1.1-1. Hillsdale Terrace Vicinity Map
Source: Portland Maps. July 2011. www.portlandmaps.com
1.1 PROJECT OVERVIEW The Hillsdale Terrace public housing site is located in Southwest Portland’s Multnomah neighborhood. Few people know the site exists. It is hidden at the foot of SW 26th Avenue, south of SW Capitol Highway and the Mittleman Jewish Community Center, in a six-acre bowl-like setting (Figure 1.1-2). Home Forward built the current 60 units of three-bedroom apartments in 1968, after a contentious public battle over the siting of this public housing
December 2011 Hillsdale Terrace Redevelopment 1-1 Environmental Assessmennt Home Forward, Portland Housing Bureau U.S. Department of Housing and Development
community. Hillsdale Terrace is an unwelcoming property that does little to instill pridde in its residents. It is Home Forward’s most expensive property to operate and maintain. Buildings are plagued with mold and mildew and the steep sides of the bowl contributed to site and building designs that do not allow realistic ADA1 acceess for most residents.
Figure 1.1-2. Hillsdale Terrrace Site
Source: Hillsdale Terrace Redevelopment HOPE VI Grant Application. September 2010.
This property has been on Home Forward’s priority list for complete redevelopment since the agency first considered participating in the federal HOPE VI program. Following the successful redevelopment of both New Columbia (854 homes on 83 acres) in 2005 and Humboldt Gardens (130 homes on four acres) in 2008, Home Forward began to plan to address the needs of Hillsdale Terrace. In 2008 Home Forward’s Board of Commissioners directed staff to prepare a feasibility study that looked at both complete redevelopment and comprehensive renovations of the Hillsdale Terrace site. The comprehensive renovation strategy had a cost of approximately $15,000,000 and no clear financial plan. That alternative is explored further in section 2.3, Alternatives Eliminated from Further Consideration.
1 The Americans with Disabilities Act of 1990 (ADA) guarantees equal opportunity for individuals with disabilities in employment, public accommodations, transportation, State annd local government services, and telecommunications.
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Five key goals emerged from the complete redevelopment strategy: 1. Increase affordable housing opportunities in Southwest Portland 2. Correct existing conditions of physical distress 3. Reduce operating costs 4. Improve supportive services available to residents 5. Improve relationships and enhance partnerships in the community A federal HOPE VI Revitalization Grant was identified as a potential and necessary source of funding for the complete redevelopment strategy.
1.1.1 HOPE VI GRANT APPLICATION PROCESS Following the feasibility study, Home Forward’s Board of Commissioners instructed staff to prepare for the release of the federal HOPE VI Notice of Funding Availability (NOFA) in July 2009 by hosting an open house and community design workshop on site in early June 2009. Home Forward staff encourage participation in the open house and design workshop with advertisements in local papers; door-to-door canvassing of Hillsdale Terrace residents, adjacent neighbors and businesses; personal invitations at two neighborhood association meetings (Multnomah and Hillsdale); and, letters to educational, social service and faith community representatives. A wide spectrum of stakeholders participated in the series of community events that preceded the submittal of the grant application in November 2009. The 2009 grant application fell short of receipt of award by one point. Home Forward decided to resubmit when the 2010 NOFA was issued. Stakeholders were reconvened for another series of public meetings and design workshops. The redevelopment plan was revised and strengthened through: The addition of an off-site homeownership component through a partnership with Habitat for Humanity; The purchase of three approximately 5,000 square foot residential parcels immediately north of the site and adjacent to Capitol Highway; and Enhanced physical connections to the surrounding neighborhood. Home Forward was successful in the 2010 round and received an award of $18,500,000. This was one of eight 2010 HOPE VI awards across the nation that totaled $152,729,750.
1.2 EVALUATION OF ALTERNATIVES As a result of the outreach process, Home Forward has determined to examine in the environmental review process a no action alternative (referred to as the No-Build Alternative) and a preferred site design (referred to as the Hillsdale Terrace Redevelopment Alternative). This Environmental Assessment (EA) documents the findings from evaluating the two project alternatives for potential adverse and beneficial impacts to the environmental topics identified in the National Environmental Policy Act (NEPA) guidelines and U.S. Department of Housing and Urban Development (HUD) regulations and guidance for implementing NEPA. The topics considered in this EA analysis are based on regulatory requirements, the baseline conditions and critical issues and comments from the public and agencies. The environmental elements to be considered are listed in Table 1.1-1 and are listed in the order in which they appear in Chapter 3 of this EA. Each environmental topic considered in this EA includes a discussion of:
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Existing conditions appropriate to that environmental element; Assumptions required to evaluate the alternatives; Potential impacts associated with each alternative; Compliance with HUD requirements; Possible mitigation measures or strategies to be considered as this project’s development moves forward; and, Conclusions summarized from the findings.
Table 1.1-1. Environmental Elements Considered in Environmental Assessment
1-Air Quality 17-Navigable Waterways and Coastal Zones 2-Airport Hazards 18-Noise and Vibration 3-Commercial/Retail Accessibility 19-Nuisances and Hazards 4-Community Disruption 20-Parks and Recreation 5-Consistency with Local Plans 21-Public Services 6-Construction 22-Safety and Security 7-Ecologically Sensitive Areas 23-Schools and Social Services 8-Emergency Health Care, Fire and Police Services 24-Site Suitability, Access and Compatibility with Surrounding 9-Endangered Species Development 10-Energy Requirements and Potential for 25-Soils, Geology and Seismic Conditions Conservation 26-Toxic Chemicals and Radioactive 11-Environmental Justice Materials 12-Flooding 27-Transportation 13-Hazardous Materials and Environmental 28-Visual and Aesthetic Resources Health 29-Water Quality 14-Historic Properties and Cultural Resources 30-Wetlands 15-Land Acquisition and Displacements 31-Cumulative Effects 16-Land Use and Zoning
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2. PROPOSED ACTION AND ALTERNATIVES
2.1 PROJECT BACKGROUND
2.1.1 HOME FORWARD Home Forward, previously known as the Housing Authority of Portland (HAP), is a public corporation serving all of Multnomah County. Home Forward was created by the Portland City Council on December 11, 1941. Within two years of its inception, Home Forward responded to housing demands resulting from Depression-era unemployment and homelessness and the influx of thousands of workers to area shipyards, aluminum plants and other defense-related contractors. During this two-year period, Home Forward created more housing than any other local authority in the U.S. and provided housing for 72,000 people. By February 1944, Home Forward had more than 18,000 housing units under its control and was the single largest local housing authority in the country (Kramer, 2003). Most of the housing was concentrated in North Portland because land was available, and it was in close proximity to the shipyards and other defense-related contractors. Currently, Home Forward is the largest provider of affordable housing in Oregon, overseeing 6,200 housing units. In addition to providing housing, Home Forward also offers rent assistance programs, vocational training, employment services, access to education, and many other supportive services to individuals and families who are challenged by income, disability, or special need.
2.1.2 HILLSDALE TERRACE REDEVELOPMENT SITE The existing Hillsdale Terrace is physically and socially distressed beyond repair. Most of the physical distress is related to the site’s topography, poor soil conditions and inferior site and building design. The steep site is eroding, buildings suffer from mold and mildew, and the site and buildings are inaccessible to people with mobility challenges. Hillsdale Terrace is also Home Forward’s most expensive property to operate and maintain due to the inefficient utility systems and growing list of capital needs. Hillsdale Terrace is “ground zero” for the neighborhood’s physical and social distress. The ills of poverty are present here: lack of education, lack of job skills, a nearly 70% unemployed rate, a sense of hopelessness, and a lack of motivation. A mix of the working poor and the very poor resides at this property: 87% of all households report income below 30% of Median Family Income (MFI); 70% earn less than 15% MFI; 23% of residents are currently collecting unemployment benefits (up from 3% in 2009); 91% are on some form of public assistance (Temporary Assistance for Needy Families (TANF), Supplemental Security Income (SSI), unemployment) or have no income; and 77% of adult residents do not have a high school diploma or General Education Development (GED) certificate. Given the financial strain experienced by families at Hillsdale Terrace, many children are not thriving. Case management staff frequently receives calls from the local schools regarding incidents of fighting and/or notices of students who are being expelled. There are limited services available to these at-risk youth.
2.1.3 PHYSICAL ENVIRONMENT Hillsdale Terrace was built in 1968. There are nine buildings on site. Sixty housing units (including one off-line unit) are housed in eight concrete masonry unit (CMU) buildings arranged around large courtyards. A property management office and a community room are located in a single non- residential building. The property is located on the west side of SW 26th Avenue, southeast of the
December 2011 Hillsdale Terrace Redevelopment 2-1 Environmental Assessment Home Forward Portland Housing Bureau U.S. Department of Housing and Urban Development
intersection of SW Capitol Highway and SW Vermont Street. Southwest 26th Avenue is a cul-de- sac street providing the only vehicular access to the property (Figures 1.1-1 and 1.1-2). The property is located in Southwest Portland on the boundary of the Multnomah and Hillsdale neighborhoods and is less than a mile from each of those commercial centers. The proposed project site is comprised of four contiguous parcels (Table 2.1-1).
Table 2.1-1. Hillsdale Terrace Parcels
Address Legal State ID # Property ID # 6715-6861 SW 26th Ave TL 2100 6.23 ac Section 20 1S 1E 1S1E20AA 02100 R330005 6707-6709 SW 26th Ave TL 500 0.12 ac Section 20 1S 1E 1S1E20AA 500 R330044 6703-6705 SW 26th Ave TL 600 0.12 ac Section 20 1S 1E 1S1E20AA 600 R330043 6650-6652 SW Capital Hwy TL 700 0.12 ac Section 20 1S 1E 1S1E20AA 700 R330045 Source: Portland Maps, July 2011. www.portlandmaps.com
2.1.4 SOCIAL ENVIRONMENT Southwest Portland, although comprised of a broad socio-economic demographic, is generally perceived to be the most affluent part of the city. The West Hills are neighborhoods of large homes with coveted views of Mount Hood as well as highly regarded public schools. But at the other end of the spectrum, interspersed among these wealthy communities, are the hidden poor–the families and children who defy the stereotypes of affluence generally associated with the Southwest area. These families are living with little or no income, in poor physical environments, and with limited access to health care, nutrition, and other necessities. The residents of Hillsdale Terrace are among these hidden poor and are located at the center of one of the most distressed “pockets of poverty” in Southwest Portland.
2.1.5 PURPOSE AND NEED FOR THE PROPOSED ACTION
2.1.5.1 Purpose of Proposed Action The Hillsdale Terrace public housing site is a small, low-income development in Portland, Oregon. As of September 2011, Hillsdale Terrace provided housing for 49 households, or 189 residents. Of the 189 residents, 105 were under 17 years of age. Hillsdale Terrace was built in 1968. Shrinking federal dollars for the maintenance of public housing, combined with the magnitude of infrastructure and design deficiencies, have resulted in long-term deferred maintenance at this property. Recognizing the physical shortcomings of the property as well as the physical, social and cultural isolation of the residents, Home Forward applied for a federal HOPE VI Revitalization Grant to redevelop Hillsdale Terrace. At the start of the planning process in 2008, the Home Forward Board of Commissioners established the Purpose of the Hillsdale Terrace Redevelopment: To increase affordable housing opportunities in Southwest Portland by revitalizing the Hillsdale Terrace public housing site in a manner that corrects existing conditions of physical distress, reduces operating costs, improves services available to residents, and improves relationships and enhances partnerships in the community. This statement of purpose was enriched and became the basis of a Revitalization Plan that was developed over a two-year period and culminated in the receipt of a federal HOPE VI Revitalization Grant award in May, 2011. Hillsdale Terrace residents and neighbors, community and supportive
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service providers, Home Forward board members and staff, and an architectural and engineering team participated in the development of the Revitalization Plan. The Hillsdale Terrace Redevelopment seeks to achieve the following: 1. Redevelop an existing, distressed public housing site into a mixed-income community that is physically and socially connected to the surrounding neighborhood; 2. Provide new public housing and a range of rental opportunities for low- and moderate-income individuals, families and seniors; 3. Provide housing that remains affordable for the long term; 4. Provide community and social services that will help to stabilize lives, promote self-sufficiency, and link people to educational, employment, and recreational opportunities available in the broader community; 5. Assist the region in carrying out its growth management objectives by increasing density; 6. Involve the community and residents in the planning process; 7. Leverage long-term, sustainable economic development and income-generating opportunities for residents, including young adults; 8. Work with woman-owned, minority-owned, and emerging small business contractors during project development and construction; 9. Relocate all Hillsdale Terrace residents in a sensitive and supportive manner prior to the start of demolition activities; 10. Move all residents free of charge, and give all qualified residents the opportunity to return when redevelopment is complete; 11. Design and build a safe, secure site and safe, secure housing units; 12. Manage stormwater effectively and sustainably; 13. Create access for people with physical disabilities; 14. Be pedestrian, bicycle and transit friendly and provide multi-modal transportation connections to the existing neighborhood; 15. Provide better housing types that reflect the local culture and fit within the region’s natural environment; 16. Design functional indoor and outdoor community space; 17. Provide appropriate activities and programming for teenagers; 18. Provide adults with enjoyable outdoor spaces; 19. Provide private outdoor space for housing units; 20. Minimize noise transfer between housing units; and 21. Be efficient and environmentally sustainable during redevelopment and operations.
2.1.5.2 Need for Proposed Action The Need for the Hillsdale Terrace Redevelopment is driven by the lack of affordable housing options in Southwest Portland and the magnitude of deficiencies in this one of only three public housing sites in Southwest Portland.
Infrastructure Deficiencies
Roofs Structural design flaws (inadequate truss size and spacing, no uplift anchors, no edge nailing at sheathing, no lateral force load path) and wind uplift have created discontinuity between the wall and roof structures and buckled roof sheathing panels. These structural failures are a major culprit in water penetration, heat loss and stormwater management problems. Separation between wall and roof structure means gutters and downspouts are not connected to the underground stormwater
December 2011 Hillsdale Terrace Redevelopment 2-3 Environmental Assessment Home Forward Portland Housing Bureau U.S. Department of Housing and Urban Development
disposal system. Gutters and downspouts are severely damaged and because they are made of steel pipe they are extremely difficult to repair. They are a significant contributor to stormwater management problems across the site and mold and mildew problems in the
buildings.
Electrical Electrical service on site is original, severely deteriorated, inefficient, and out of compliance with electrical and energy codes. Primary electrical load centers at each building are not grounded and need to be replaced. Outlets in housing units do not meet current electrical code (for type, spacing or location) or the needs of residents. During yearly Housing Quality Standard (HQS) inspections, HUD’s Uniform Physical Condition Standards (UPCS) inspectors frequently fail apartments in which residents have spliced lamp cord into outlets to increasse access to power. This increases the risk of fire at the property. Residents frequently overload the electrical service and cause circuit breakers to trip. There are no provisions for residents with sight or hearing disabilities. Improving electrical service in the housing units would require the use of exposed conduit on the CMU walls. Site lighting needs to be increased to maintain appropriate light levels for public safety and general monitoring of nighttime activities.
Plumbingn Like the electrical systems, plumbing systems are original, severely deteriorated, inefficient, and out of compliance with the plumbing code. Residents complain about the chronic low water pressure caused by corrosive mineral build-up that blocks the galvanized steel lines. Underground distribution lines have cracked as buildings have settled, giving vermin paths into housing units. Leaks in these cracked lines contribute to drainage problems. Units are not individually metered for domestic water use. This increases Home Forward’s operational costs, limits the ability to locate leaks, and removes incentives too conserve. With such poor water service, Home Forward has never been able to install a fiire suppression system.
Space Heating Space heating systems are original, severely deteriorated, ineffficient, and out of compliance with mechanical and energy codes. Space heating systems need to be replaced but installing new requires new electrical or plumbing service. Note that cooling is not necessary in Portland’s temperate climate and is not typically provided in Home Forward housing. Housing units are heated with large surface-mounted electric resistance wall heaters that date to 1968. They are very inefficient and are a large part of the high energy ccosts. They also consume precious square footage and limit furniture placement. Residents are not able to maintain adequate clearances around heaters, and this creates fire risk. Most apartments have at least one non-operational heater. Water penetration exacerbates space heating problems; batt insulation in attics is wet several months of the year, and at 3.5 inches thickness it falls short of the 12 inches required by the current energy code and contributes to high energy costs.
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Ventilation In the twelve months leading up to the 2010 grant application, Home Forward transferred four Hillsdale Terrace families to different apartments in order to perform mold remediation in their units. Interior and exterior walls are constructed of CMU and offer little protection from Portland’s wet climate. Mold and mildew are pervasive problems that have a dramatic impact on indoor air quality. Mold and mildew are visible on interior walls, ceilings and windows and the odor of mold is present in all units. Maintenance staff have battled mold since the buildings were new and the situation has worsened ovver time with changes in residents’ living and cooking habits. Elastomeric coatings, high-powered fans and dehumidifiers have helped to some extent, but water, mold and mildew continues to be the #1 problem on site.
Settlement Buildings are constructed of CMU on stemwalls and slab-on-grade foundations. Differential settlement between the building foundations and adjacent retaining walls and stairs has created ideal nesting habitats for vermin. Settlement has undermined building and stair fooundations–whhich means these primary structural elements are unsupported–and exterior concrete stairs, walkways and balconies have separated from buildings and cause tripping hazards for residents. Settlement allows water to enter buildings and contributes to mold and mildew problems in housing units.
Site Deficiencies Hillsdale Terrace consists of eight residential buildings and one community building. Vehicle access is from the only adjacent improved street frontage at the east end of the property. The management office is at the west end of the site–at the highest elevation and at the furthest point from vehicle access– adversely affecting management’s ability to monitor traffic on the property.
Soil Conditions According to a recent geotechnical evaluation of the site conducted by the Portland-based geotechnical engineering firm Ash Creek Associattes, extreme ponding on site during the winter months is due to poor infiltration through non-native fill soils at lower elevations. When Hillsdale Terrace was constructed in 1968, the site received roughly 10 feet of non-native fill, disrupting the neighborhood’s natural spring flow and stormwater management. This, combined with run-off from adjacent uphill properties and roof run-off caused by deteriorated gutters and downspouts, results in standing water in the flat areas and at the playground from October through May. Soil erosion–which is undermining sidewalks and building foundations–is evident across the site. The development’s landscaping is also compromised by the erosion: tree roots are exposed, lawn areas have been washed away, and planting beds have been stripped of plants and mulch.
December 2011 Hillsdale Terrace Redevelopment 2-5 Environmental Assessment Home Forward Portland Housing Bureau U.S. Department of Housing and Urban Development
Drainage The combination of poor soil conditions and topography create drainage and ponding problems on the property. The site does not comply with the City of Portland’s current stormwater management standards, which require that 100 percent of the stormwater that falls on a site be treated and infiltrated at the site. Non-native fill, steep topography and poor site design combine to prevent good stormwater management practices at the property. Elevation differences between Hillsdale Terrace and adjacent properties means stormwater run-off sheet flows across the site. In cool, wet conditions water flows directly into building foundations and ponds in open spaces. In cold, freezing conditions water turns the drives and sidewalks into hazardous sheets of ice.
Water and Sewer Lines Erosion has exposed lateral and sanitary sewer lines in landscapeed areas and around structures across the site. Breaks in these lines cause sewage to leak and create opportunities for vermin to enter buildings. All lateral and sewer lines are cast iron and corroded.
Topography Much of Southwest Portland is dominated by rolling hills and steep hillsides. And the Hillsdale Terrace site is steep, with up to 60 feet of vertical grade change across the property. The hillsides at the perimeter of the property are not currently terraced and retaining walls are inadequate.
Design Deficiencies
Density At just 9.5 units per acre, Hillsdale Terrace has an unusually low population density that, combined with poor site design, exacerbates issues associated with indefensible space. A minimum of 17.5 units per acre (115 housing units) is required per the city’s zoning code.
Room and Unit Size/Configuration Livability at Hillsdale Terrace is compromised by the small size of its housing units. Three-bedroom units are approximately 1,000 square feet, whereas equivalent apartments at New Columbia and Humboldt Gardens–Home Forward’s completed HOPE VI redevelopments–are 1,200 to 1,400 square feet. Residents are frustrated with both room size and room configuration; rooms not only are small, but the overall design of apartments is unsuitable for today’s families. Kiitchens are too small to contain a table and chairs, living rooms are criss-crossed by circulation paths, baathrooms are too small to be made accessible, and cramped bedrooms are difficult for two children to share. In most bedrooms, beds are placed under egress windows to allow for circulation within the room.
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Isolation Hillsdale Terrace was developed in a ravine hidden from the surrounding community. The barracks- like complex of CMU buildings is immediately identifiable as a public housing “project” and residents have said they feel stigmatized and degraded by the housing. Due to the steep topography of Southwest Portland, the surrounding public street grid is frequently interrupted; vehicular and pedestrian access to the site is from a single improved right-of- way that ends in a cul-de-sac. Informal, unsanctioned but beloved footpaths can be found throughout Southwest Portland and the area around Hillsdale Terrace is no exception. Residents have created footpaths that cross the site and neighboring properties in an attempt to foster their physiical connections to the larger
neighborhood. The buildings are institutional and impersonal. Housing units have no private outdoor space, windows do not look onto public spaces, and families stay in their apartments with the blinds drawn. The courtyards created by building placement are not designed to support safe and active playgrounds and community spaces. Residents have stated that there is nothing about the current development that helps them build a community. The site plans of Home Forward’s previous HOPE VI projects incorporate beautiful indoor and outdoor community spaces to foster congenial social interaction, but Hillsdale Terrace has no space that brings neighbors together for any common purpose.
Indefensible Spap ce Indefensible space is a consistent theme in site and building design at Hillsdale Terrace. Access to apartments is from long walkways that provide sequential access to several front doors. There is no semi-public realm immediately adjacent to apartments for residents to occupy or personalize. When viewed in plan, buildings appear to be neatly arranged around courtyards, but distances between buildings are significant and adjacent landscaped areas have a slope of 25 percent or more, making them usable for little other than vertical circulation. The central playground is not visible from six of the eight residential buildings.
Energy Conservation Hillsdale Terrace is the most expensive property to operate in Home Forward’s public housing portfolio; utility costs are 95% higher than comparable properties. The combination of deficient building materials and poor construction details create a very poor thermal envelope. High utility costs are also driven by outdated and inefficient plumbing fixtures, water heaters, space heating equipment, light fixtures and retrofitted ventilation equipment.
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Accessibi ility Designed and constructed in 1968, Hillsdale Terrace offers none of the benefits of today’s walkable neighborhoods. The property does not meet the community’s accessibility needs and, despite years of effort to improve access, neither the site nor the housing meets Uniform Federal Accessibility Standards (UFAS). The significant grade change from parking areas to front doors makes access to apartments difficult. Some residents must travel a vertical distance of 35 feet to reach their front door. Due to the steep grade, stairs are required to access most apartments and adjacent public rights-of-way. The single accessible ramp that connects the high and low elevations is a series of switchbacks that requires 140 able-bodied steps and does not provide access to any of the housing units. Due to current site conditions there are no barrier-free, adaptable or visitable housing units or community facilities at Hillsdale Terrace. Only new site and building design can correct accessibility issues. To underscore this point, the central courtyard at Hillsdale Terrace has no accessible route to SW 26th Avenue, the only adjacent improved street, and residents have no accessiblle route to
bus stops located on the nearby traffic collectors.
Building Materials The building materials used at this property met the cost and design standards of their time. Exterior walls and party walls between apartments are constructed of exposed CMU. Flooring is stained, broken vinyl composition tile (VCT) or stained sheet vinyl. Cabinetry is made of plywood. Interior finishes are aged and deteriorated throughout the apartments and the combination of materials–exposed CMU, vinyl and plywood–creates a demeaning, harsh, institutional environment.
Neighborhood Impacts
Poverty Levels and Socio-Economic Data The 2000 U.S. Census (the most current census data available at the time of the 2010 HOPE VI grant application) highlights the dichotomy between the rich and poor living in Southwest Portland: while 12% of the population in Southwest Portland lives below the poverty line, 30% earn more than 150% of the city’s median family income. Additional data illustrates that distress is concentrated in the immediate neighborhood surrounding Hillsdale Terrace. Approximately 23% of the population in the project’s 2000 U.S. Census Block Group (6602.2) lives below the poverty liine; this is 77% higher than the city’s average and stands out as a concentrated area of poverty when compared to most other parts of Southwest Portland. According to the 2000 U.S. Census, the percent of children living in poverty in the census tract (6602) is 20%, while Southwest Portland’s average is only 6%. This marks a 37% intensification of poverty for census tract 6602 between 1990 and 2000, during which time the city’s overall poverty rate actually decreased by 12%.
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Table 2.1-2. Comparison of Select Demographic Data: SW Portland, City and Hillsdale Terrace
Demographic Variable SW Portland City of Hillsdale Terrace Average Portland Census Tract or Block Group Average Median Family Income $67,085 $50,766 $47,217 Population Living Below the Poverty Line 12% 13% 23% Children Living Below the Poverty Line 6% 15% 20% Percent Change of Children Living Below - 4% - 12% + 37% the Poverty Line (1990 - 2000) Female Head of Household w/ Children 3% 7% 9% Minority Population 12% 25% 18% Source: HOPE VI Grant Application. Housing Authority of Portland. September 2010.
A concentration of poverty is also evident in the neighborhood school as exemplified by 44% of students attending the Hayhurst Elementary neighborhood program were eligible for free or reduced lunch in the 2008-2009 school year. In comparison, only 11-20% of students in the surrounding elementary schools (Bridlemile, Maplewood and Rieke Elementary Schools) were eligible for free or reduced lunch. Lastly, the percentage of households, with children, that are headed by a female is higher in the project’s 2000 U.S. Census Block Group than any other part of Portland’s west side–Southwest or Northwest Portland–and is 28% higher than the city’s average. There is high demand for social services in Southwest Portland, and particularly in the neighborhood surrounding Hillsdale Terrace. The Southwest Community Health Clinic (SWCHC), which provides safety-net basic health care services to low-income, uninsured individuals in Southwest Portland, reports intensifying demand for services in the neighborhood. SWCHC served 2,900 unduplicated patients from 2005-2009 and the highest percentage of patients (21%) came from the Hillsdale Terrace zip code (97219). Additionally, Neighborhood House, a non-profit agency serving Southwest Portland, provides food boxes to over 1,000 neighborhood residents each month.
Racial/Ethnic Diversity Data analysis shows that minorities make up 18% of the population in the Hillsdale Terrace 2000 U.S. Census Tract compared to an average of 12% for Southwest Portland. Household data from 2010 shows that 54% of Hillsdale Terrace residents are racial minorities: 34% are African American and 20% are Asian, Pacific Islander, American Indian or other. Further, 29% of residents are of Hispanic ethnicity, regardless of race.
Crime Statistics Elevated levels of criminal activity take place at Hillsdale Terrace and the immediate neighborhood. Data gathered by the Portland Police Bureau in 2007 shows the incidence of reported crime in Hillsdale Terrace’s neighborhood was 167 per 1000 residents, compared to 117 for all of Southwest Portland (Portland Police Bureau 2007 Statistical Report). Police reports show higher incidences of crime–especially vandalism and assault–in the immediate vicinity of Hillsdale Terrace compared to the broader neighborhood. Furthermore, during HOPE VI workshops, residents of Hillsdale Terrace expressed significant concerns with crime and safety. Many residents reported having their cars and apartments broken into and seeing considerable drug activity around the property. They voiced their frustration with what they term “drug related” crimes, menacing teenagers and fear of retribution from other residents for reporting criminal activity. Parents indicated that they do not feel it is safe for their children to play outside because of these activities. The poor design of Hillsdale Terrace, with
December 2011 Hillsdale Terrace Redevelopment 2-9 Environmental Assessment Home Forward Portland Housing Bureau U.S. Department of Housing and Urban Development
indefensible space and few “eyes on the street,” fosters criminal activity and exacerbates the residents’ fears and sense of insecurity.
Property Values Trends in property values indicate that housing in the immediate vicinity of Hillsdale Terrace has a lower sale value than housing in the broader neighborhood. During 2010, homes sold within 1/4 mile of the property had an average sale price of $212,000. The average sale price of homes located between 1/4 mile and 1/2 mile from the property was 36% higher. Sale prices of those located between 1/2 mile and 1 mile were 52% higher.
Physical Decline and Disinvestment Although residents in the neighborhood generally exhibit a sense of pride in their homes, there is evidence of property deterioration and underutilization in the area, and in particular there is a dichotomy between the conditions of properties in the immediate vicinity of Hillsdale Terrace versus those in the broader neighborhood. There are properties in the immediate neighborhood that are in disrepair, have overgrown yards and piles of garbage. The commercial properties adjacent to Hillsdale Terrace are run-down and underutilized, while the neighborhood village centers less than a mile away (Multnomah Village and Hillsdale Shopping Center) are flourishing. The condition of residential rental properties neighboring Hillsdale Terrace is significantly below the norm of the broader neighborhood. Further, the lack of investment in the public infrastructure of the neighborhood surrounding Hillsdale Terrace impacts livability. There are areas with no sidewalks, many unimproved streets and unsafe pedestrian crossings that weaken the site’s connection to the surrounding neighborhood.
2.2 ALTERNATIVES UNDER CONSIDERATION The site development alternatives evaluated in this document are described below.
2.2.1 NO-BUILD ALTERNATIVE A decision not to move forward with the proposed project would leave Hillsdale Terrace in its current state. This would introduce longer-term effects, both beneficial and adverse, on current and future residents, neighbors, and members of the surrounding community. Hillsdale Terrace, built in 1968, is the most physically and socially distressed public housing site in Home Forward’s portfolio. The steep site is eroding, buildings suffer from mold and mildew, and both the site and the buildings are inaccessible to people with mobility challenges. Hillsdale Terrace is also Home Forward’s most expensive property to operate and maintain due to inefficient utility systems and a growing list of capital needs; utility costs are 95% higher than comparable public housing sites and the overall cost to operate it is 42% higher. During the last 15 years, Home Forward has struggled to keep these needed family housing units on line and has invested $1.3 million in capital funds to attempt to address water penetration and indoor air quality. Though a number of major HQS deficiencies have been addressed–like the need for new roofs in the 1990s–a recent physical assessment completed by a third party quantified $15.2 million in capital needs. This amount is approximately four times greater than the annual Capital Grant Home Forward receives from HUD to manage and maintain public housing units in Multnomah County. An investment of this magnitude would exacerbate deferred maintenance needs throughout the rest of Home Forward’s portfolio. Without a major reinvestment, Hillsdale Terrace will continue to decay and housing units may become so deteriorated that they will be removed from the public housing supply altogether. This would effectively diminish housing opportunities for low- income residents in Multnomah County.
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Most of the physical distress issues–which are related to the site’s topography, poor soil conditions, and inferior site and building design–would not be corrected were Home Forward to invest $15.2 million in capital improvements.
2.2.2 HILLSDALE TERRACE REDEVELOPMENT ALTERNATIVE
The Revitalization Plan is Home Forward’s Preferred Alternative, referred to as the Redevelopment Alternative in Chapter 3 of this EA. The Revitalization Plan calls for the demolition of the entire Hillsdale Terrace site–60 public housing units and related office/community space–followed by the construction of 122 new rental housing units on an expanded site (Figure 2.2-1). Seven affordable ownere -occupied units will be developed off site through a partnership with Habitat for Humanity; these units have been evaluated under a separate NEPA compliant doocument. The expanded site includes three parcels that sit between Hillsdale Terrace and Capitol Highway. These lots were purchased by Home Forward in 2010. These three parcels are approximately 5,000 square feet each and are zoned for residential development. Two housing units are currently built on each parcel, for a total of six housing units. The residents will be relocated and will receive the same relocation benefits as Hillsdale Terrace residents. Following relocation, the parcels will be redeveloped as if they were part of the Hillsdale Terracee public housinng site. One hundred nine (109) rental units will have a public housing operatting subsidy and project-based Section 8 subsidy and 13 units will have no federal operating subsidy. Income restrictions will limit occupancy of all units to households earning up to 60% of MFI.
Figure 2.2-1. Hillsdale Terrace Redeevelopment Conceptual Site Plan
Source: Hillsdale Terrace Redevelopment HOPE VI Grant Application. September 2010.
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The Hillsdale Terrace Redevelopment site will also include community facilities that offer Early Childhood Education (ECE) classrooms and a Neighborhood Network Center with a computer lab, a community kitchen, a property management office, and classrooms for Community and Supportive Services (CSS) workshops, job training and continuing education, as well as age-appropriate playgrounds, an urban farm and other amenities. The Hillsdale Terrace Redevelopment will: 1. Improve the living environment of public housing residents through the provision of affordable and “green” housing units developed by Home Forward; 2. Contribute to the surrounding neighborhoods by creating a “community of opportunity” that better connects families, physically and socially, to neighbors and community resources; 3. Decrease the concentration of very low-income families by providing affordable housing for families earning up to 60% of MFI and homeownership opportunities that allow buyers to experience unlimited income growth once homes are purchased; and 4. Provide an operationally sound housing community that offers programs to assist families in achieving their goals of educational success and economic self-sufficiency, with a special emphasis on early childhood education. Home Forward served as its own developer for its first two HOPE VI projects–New Columbia and Humboldt Gardens. Both were executed on time and on budget and met their social and workforce goals. Throughout the process, every effort was made to accommodate the needs of residents during relocation. Neighborhood concerns were addressed, and Home Forward exceeded all Section 3 and target business requirements and commitments. As the proposed developer of the Hillsdale Terrace Redevelopment site, Home Forward is committed to repeat all those achievements. Unlike New Columbia and Humboldt Gardens, which were at the epicenter of severely troubled neighborhoods, Hillsdale Terrace is in a “pocket of poverty” within an otherwise stable and desirable part of town that offers good schools, public transportation, and community services. Specifically, 87% of all Hillsdale Terrace households live on less than 30% of MFI; 70% bring in less than 15% MFI; and nearly 70% of households are unemployed. In the neighborhood, property values decrease with proximity to Hillsdale Terrace: the closer you are, the less your house is worth. And poverty is concentrated in the Hillsdale Terrace census block group where 23% of the population lives below the poverty line compared to the city’s average of 13%. Given the project’s sad history, both Home Forward and the residents of Hillsdale Terrace have been gratified by the willingness of the entire community–local neighborhood leaders, service providers, and political jurisdictions–to embrace this opportunity for community revitalization. With this strong support, Hillsdale Terrace will be converted from a “pocket of poverty” into a “community of opportunity.” The new development will demonstrate that low-income residents can flourish and their children can succeed alongside their more prosperous middle class neighbors.
2.2.2.1 Site
Physical Plan
Infrastructure and Site Improvements The Revitalization Plan includes extensive infrastructure and site improvements (Figure 2.2-2). The Hillsdale Terrace Redevelopment site will be regraded to improve accessibility and livability. A new private “green street” with state-of-the-art stormwater management facilities will be developed on site. New off-street surface parking will be integrated into the green street and located to make paths from housing units to parking areas accessible. New underground public and private utilities
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will enter the site from SW 26th Avenue. New attractive and accessible green spaces–including structured bioswales (i.e., “rain gardens”), playgrounds, natural play areas, gardens, semi-private courtyards, private yards, and water-efficient, native landsscaping materials throughout–will enhance residents’ enjoyment of the outdoor spaces and manage 100% of storrm water on-site.
Figure 2.2-2. Hillsdale Terrace Redevelopment Conceptual Site Plan Improvements
Source: Hillsdale Terrace Redevelopment HOPE VI Grant Application. September 2010.
Public improvements will include (1) a redesign of the public street that provides access to the site (SW 26th Avenue) to better serve residents and improve neighborhoood connectivity; (2) enhancements that transform SW California Street into a linear park that provides better pedestrian, bicycle and auto access through the neighborrhood; and (3) the creation of one other pedestrian path that will better connect the Hillsdale Terrace Redevelopment to frequent service public transit lines and nearby commercial and recreational development.
Abatement and Demolition There are no known environmental hazards on the Hillsdale Terrace site itself, although a hazarrdous material survey of Hillsdale Terrace completed early in 2009 identified asbestos in popcorn ceilings, in encapsulated vinyl-asbestos floor tiles and associated mastic, and in drywall joint compound throughout the housing units. Based on their age, some buildings on the off-site parcels may have asbestos and lead-based paint. Home Forward has begun comprehensive testing to determine the exact locations of all hazardous materials, and appropriate containment and abatement strategies will be employed. Contaminated buildings will be isolated and hazardous materials will be removed by abatement contractors licensed by Oregon’s Department of Environmental Quality (DEQ) and trained to comply with all OSHA and DEQ Visible Emissions regulations. A Phase I Environmental Site Assessment (ESA) completed in July 2011 identified one Recognized Environmental Condition (REC). An automotive fuel statiion was located immediately north of
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Hillsdale Terrace from at least 1952 to 1983. The service station had three underground storage tanks and a septic tank. The fuel tanks were decommissioned in 1983 but additional information on soil condition and the removal of the septic tank was not found. This REC was further investigated in September 2011 as part of a Phase II ESA, which explored the project site for evidence of whether a release at the former service station resulted in the migration of significant and widespread volatile organic compound (VOC) concentrations onto the Hillsdale Terrace site. No VOCs were detected in the groundwater sample. VOCs were detected in the soil gas sample, but at concentrations below levels of concern. The conclusion of the limited Phase II ESA was that significant and widespread VOC concentrations had not migrated onto the Hillsdale Terrace site from the former service station. All existing buildings on the Hillsdale Terrace site will be demolished along with all public and private utilities, the private drive, parking areas, sidewalks and paths, playgrounds, and degraded landscaping materials. Construction of new dwelling units and site improvements will begin immediately following demolition. Home Forward will use multiple methods to reduce, re-use, and recycle during the demolition phase. The Construction Manager/General Contractor (CM/GC) will be required to develop a Waste Management Plan for both the demolition and construction phases. Following hazardous material removal, all materials suitable for reuse at other public housing sites will be salvaged for Home Forward’s use. Other re-usable building components will be deconstructed by hand and made available to local salvage centers. Concrete from the buildings and site work will be ground and re-used as structural fill on site. Landscape materials not scheduled for preservation will be chipped and used to fill bio-bags for on-site erosion control during wet months. A minimum of 75% of remaining solid waste will be recycled.
Disposition The 122 units of rental housing at the Hillsdale Terrace Redevelopment will be owned by two separate tax credit limited partnerships; Home Forward will be managing general partner of both. Home Forward anticipates it will retain ownership of the land and will enter into long-term leases with the limited partnerships. Home Forward will comply with the provisions of Section 18 of the 1937 Act, 24 CFR part 970 and with procedures for processing dispositions associated with mixed- finance projects as set forth by HUD.
2.2.2.2 Building Design
Green Building According to the U.S. Green Building Council, Home Forward has developed more LEED certified buildings than any other public housing agency in the country. At the Hillsdale Terrace Redevelopment, Home Forward’s goals are to increase resource efficiency, reduce or eliminate greenhouse gas emissions, and promote healthy living for residents. Home Forward will use Energy Star appliances in all rental housing units and, in compliance with a condition of the HOPE VI grant, will pursue third-party certification through the US Green Building Council’s LEED program or Enterprises Green Communities program for affordable housing. Green features will include high- efficiency windows and insulation, low- and non-toxic finishes, appropriate reduction and diversion of waste from the site, and landscaping with bioswales and native plants. These sustainable measures will benefit residents with lower utility bills and benefit the community with reduced environmental impacts.
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2.2.2.3 Housing Program A total of 122 new rental housing units–including 109 public housing units and project-based Section 8 units–will be developed. All of the rental housing, including the replacement public housing, will be constructed on the current Hillsdale Terrace site. These new rental housing units will be programmed towards larger households to fulfill a critical need for affordable family housing in Southwest Portland; seven four-bedroom units, 75 three- bedroom units, 22 two-bedroom units, and 18 one-bedroom units are planned. This focus on family housing allows Home Forward to replace the large units from its portfolio of scattered site (single family) houses, which is currently being sold. It also maximizes the oppportunity to give low-income children access to some of the best-performing public schools in the city. With plans to cut and fill the site and make it accessible, a minimum of 5% of the housing units will be fully accessible and approximately 68 units will be fully visitable.
2.2.2.4 Community Facilities The Hillsdale Terrace Redevelopment will include two new community facility buildings. The first is located on property adjacent to the existing Hillsdale Terrace recently purchased by Home Forward to strengthen physical and social connections to the neighhborhood. Thhe building will be home to a new Early Childhood Education Center (Figure 2.2-3).
Figure 2.2-3. Early Childhood Education Center Concept View
Source: Hillsdale Terrace Redevelopment HOPE VI Grant Application. September 2010.
Programming is not complete, but it is expected to house three Head Start classrooms to serve children who live on site and in the surrounding area, outdoor and covered play space, and a
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Children’s Education Workshop where a specialized curriculuum of parenting, after-school learning and children’s health classes will be taught. The second community building will front SW 26th Avenue and will be home to a new Neighborhood Network Center (Figure 2.2-4). This building will include classrooms designed to meet the specific needs of adults, teenagers, and children, a computer lab, and offices for the CSS case management team and other providers that will deliver supportive services on site. The building will also include property management offices, a community room and a community kitchen.
Figure 2.2-4. Neighborhood Network Center Concept View
Source: Hillsdale Terrace Redevelopment HOPE VI Grant Application. September 2010.
Although known for its abundant food production, Oregon ranks third among states for “very low food security”, and low-income households often skip meals to make ends meet. A survey of Hillsdale parents, completed during the grant application phase, indicated that 44% of surveyed parents sometimes go without food so that their children can eat. To address the critical need for increased food security in the community and improve access to nutritional food, the Neighborhood Network Center’s community kitchen will be directly linked to the site’s uurban farm. Residents willl have access to nutrition, cooking, and food preservation classes sponsored by the Oregon Culinary Institute and the Oregon Food Bank. These kitchen classes will emphasize the benefits of home cooking, food preservation, and the links between the garden, the table, and good health. The community facilities and partnerships with service providers will help make the Hillsdale Terrace Redevelopment an integral part of the broader Southwest Portland neighborhood.
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2.2.2.5 Program
Homeownership Assistance The Revitalization Plan includes a homeownership component with seven homes to be purchased by families earning 30-60% MFI. Home Forward is partnering with Habitat for Humanity to develop an off-site parcel located less than 1/2 mile from Hillsdale Terrace. The total cost to develop the site with the seven homes is estimated at $1.5 million. Home Forward contributed $100,000 towards site acquisition and the balance of the development costs will be covered by Habitat for Humanity Portland through a combination of in-kind donations and Habitat-funded materials and contract labor. No HOPE VI or other public housing funds will be used for this development. Habitat for Humanity’s homeownership model leverages the sweat equity of homebuyers and community volunteers and donations of materials and funding to build homes at a very affordable cost. This savings is passed on to the buyers, who purchase their homes with a 1% down payment, 0%-interest mortgage, and 500 hours of “sweat equity.” These homeownership units are an integral part of the Revitalization Plan as they expand the affordable housing opportunities in the neighborhood, provide homeowners with greater financial security and equity growth, and enhance neighborhood stability. Preference will be given to residents of Hillsdale Terrace who qualify for the homeownership program; with the benefit of homeownership counseling services Home Forward expects as many as four Hillsdale Terrace families may be in a financial position to take advantage of this particular homeownership opportunity. Once the homes are purchased, there will be no on- going affordability restrictions; families can build equity and experience unlimited income growth while maintaining stable, long-term housing. The inclusion of an affordable homeownership component is supported by the findings of a market assessment that concluded that there is a large and building pent-up demand for homeownership opportunities for the target population that will not be met in the foreseeable future.
Family Self-Sufficiency Approximately 11% of the HOPE VI grant ($2.0 million) will be allocated to the CSS program, which includes an endowment trust. The CSS Plan embodies a powerful combination of resident input, prior HOPE VI experience and evidence-based best practices. It is designed to provide opportunities for families to break out of poverty and for children to realize their dreams. The plan rests on three objectives: (1) create economic stability and housing self-sufficiency; (2) support youth from cradle to career; and (3) create a healthy, sustainable and well-connected community. The CSS program will provide families with access to specialized case management, education programs, job training and placement services, and homeownership counseling. It will give families the ability to participate in proven programs that help them build their financial assets and attain stable employment. Importantly, through a solid partnership with the local workforce board Home Forward will provide a clear path for residents to access quality jobs, including jobs in the green sector. Further, children and youth need consistent and long-term support to thrive and succeed in school, at home and in the community; it is essential to breaking the cycle of poverty. Home Forward will provide this support by partnering with Neighborhood House to make early childhood education available to all families at the Hillsdale Terrace Redevelopment and with Big Brothers Big Sisters to ensure that every child has access to a mentor. And older children will have access to programs that help them graduate from high school and move on to job training. A featured amenity of the Hillsdale Terrace Redevelopment will be an on-site urban farm where residents and neighbors can grow food and build community. Through a partnership with a neighboring church, this urban farm will be able to expand beyond the property boundaries to embrace additional acreage and
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strengthen connections with the community. It will be complemented with on-site classrooms and a community kitchen dedicated to implementing health and wellness initiatives. The CSS program will draw on 36 community agencies including local schools, neighborhood institutions and faith based organizations, who collectively have committed over $7.1 million dollars in matching funds to create a thriving, sustainable, well-connected community. Portland State University’s nationally recognized Regional Research Institute for Human Services has agreed to conduct the overall program evaluation. A key component for the returning and new residents will be a desire and commitment to live in a community focused on self-sufficiency. At the time a new lease is signed, each household member who is “working able” (i.e. adults not elderly or disabled) will be required to participate in Home Forward’s Opportunity Housing Initiative (OHI). With a goal to transition households out of subsidized housing in five years, OHI participants receive extensive counseling and services in addition to the opportunity to use a portion of their rent towards an asset-building savings account that can be used for further education or a down payment on the purchase of their first home.
Financing The $51.1 million proposed Revitalization Plan will be funded with the $18,500,000 HOPE VI grant and: $15.3 million in LIHTC equity $8.6 million in Home Forward funds $1.7 million of City of Portland Community Development Block Grant (CDBG) funds $4.7 million in conventional permanent debt and tax exempt bond loans $2.1 million in contributed developer fee $0.2 million in Oregon Housing and Community Services (OHCS) weatherization funds and System Development Charges waivers. Home Forward has also secured a $20 million bond allocation for construction financing.
Relocation Relocation activities began in the summer of 2011. At that time, there were 49 households requiring relocation assistance. Home Forward has a team of four relocation specialists and two CSS case managers on site to work with Hillsdale Terrace residents. Relocation services are also being provided for the five households that live in the structures that were purchased in 2010 (one housing unit was vacant at the time of purchase). As with Home Forward’s two previous HOPE VI redevelopments, existing residents will receive full relocation services including the choice to use a Section 8 voucher to rent an apartment in Southwest Portland. The goal is to keep families and schools stable whenever possible during the approximately two years of relocation. Relocation activities comply with the requirements of the federal Uniform Relocation Act of 1970.
2-18 Hillsdale Terrace Redevelopment December 2011 Environmental Assessment Home Forward Portland Housing Bureau U.S. Department of Housing and Development
2.3 ALTERNATIVES ELIMINATED FROM FURTHER CONSIDERATION
2.3.1 ALTERNATIVES DEVELOPMENT PROCESS OVERVIEW Various strategies for correcting the deficiencies at Hillsdale Terrace have been considered over a 15 year period. Some specific strategies to manage specific problems (e.g., install dehumidifiers, construct an accessible ramp) have been implemented. Other more dramatic strategies (e.g. comprehensive renovation, complete redevelopment) have been discussed over time and in the context of need across Home Forward’s larger housing portfolio. The success or failure of any given idea hinges on the availability of capital. The potential for a large intervention at this site has been considered as Home Forward has implemented HOPE VI grant- funded revitalizations at other properties. The HOPE VI program provides an infusion of capital specifically intended for the redevelopment of distressed public housing sites. Capital on this scale and for this purpose is not available from other federal, state or local sources; a HOPE VI grant makes redevelopment financially feasible. Other alternatives that did not prove to be financially feasible are discussed in Section 2.3.2, below.
2.3.2 ALTERNATIVES ELIMINATED FROM FURTHER CONSIDERATION
2.3.2.1 2001 & 2005 HOPE VI Revitalization Grants In 1999, Home Forward surveyed properties in its public housing portfolio and considered which, if any, were likely candidates for a federal HOPE VI Revitalization Grant. Columbia Villa (83 acres) and the Iris Court Cluster (four acres) were determined to be the two properties that exhibited the greatest social and physical need. Hillsdale Terrace (six acres) was the third. Ultimately, Columbia Villa was chosen as the first revitalization site because the goals of the HOPE VI program at that time aligned well with a large-scale infill redevelopment project, the economic impact of an 83-acre redevelopment would be considerably greater, and, given the size of the site, there was no viable alternative for correcting deficiencies without a HOPE VI grant. Following the completion of the Columbia Villa redevelopment, the scale of the federal program shifted and smaller properties—like the Iris Court Cluster and Hillsdale Terrace—became viable candidates for HOPE VI awards. In 2005 Home Forward applied for and received a HOPE VI grant to redevelop the Iris Court Cluster. Iris Court was chosen as the second revitalization site because the social and economic isolation at this site was the most severe within the agency’s public housing portfolio.
2.3.2.2 Comprehensive Renovation A comprehensive renovation strategy for Hillsdale Terrace was developed in 2008 as part of a feasibility study requested by the Home Forward Board of Commissioners. A third party needs assessment and a conceptual cost estimate were completed. It was determined that the issues that could be improved through renovation—stormwater management, water penetration, energy efficiency—were not able to correct the underlying physical deficiencies of low density, physical isolation, and poor site, building and unit design. Renovation also did nothing to better the social and economic conditions of the residents. With an estimated cost of approximately $15,200,000, financing was an impediment to implementation. Renovations would consume the equivalent of four years of annual Capital Grant received from HUD, and investing the Capital Grant at a single property for several years would exacerbate maintenance issues throughout the public housing portfolio.
December 2011 Hillsdale Terrace Redevelopment 2-19 Environmental Assessment Home Forward Portland Housing Bureau U.S. Department of Housing and Urban Development
2.3.2.3 Sale of Property and Acquisition of an Alternative Site in Southwest Portland Home Forward staff also investigated the possibility of disposing of the Hillsdale Terrace site and acquiring a comparable fully developed property or a property suitable for development. There were several hurdles: Comparable fully developed properties vary in age and quality. All have some amount of deferred maintenance. They may not meet the agency’s needs for reduced operating costs or the residents’ needs for improved living conditions. The use of HOPE VI funds is restricted to revitalization of existing public housing sites. Redevelopment of an existing property shifts the difficulties inherent in the redevelopment process to another site without providing the financial investment of HOPE VI (e.g., funding for relocation, social services). There are no comparably sized undeveloped parcels in Southwest Portland that are as well connected to transportation and community services as Hillsdale Terrace. Available comparably sized undeveloped parcels fall outside Home Forward’s jurisdictional territory. To finance development of a different site, Home Forward would sell Hillsdale Terrace. Given the inherent design and construction problems, the fair market value of this property is lower than other similarly sized multi-family properties.
2-20 Hillsdale Terrace Redevelopment December 2011 Environmental Assessment Home Forward Portland Housing Bureau U.S. Department of Housing and Development
3. AFFECTED ENVIRONMENT AND EVALUATION OF ALTERNATIVES This chapter documents the existing conditions within the study area, the potential impacts associated with the project alternatives, each of the alternatives’ ability to adequately meet HUD compliance factors, and possible mitigation measures. As a general matter, the study team followed Council on Environmental Quality's regulations implementing NEPA (40 CFR Parts 1500-1508) and HUD's environmental review procedures for entities assuming HUD environmental responsibilities (24 CFR Part 58). In addition, the study team relied on guidance contained in HUD's Directive Number 1390.2, Environmental Assessment Guide for Housing Projects, for specific disciplines. This guidance requires an assessment not only of the proposed project's impacts on the environment but also of how various environmental factors might affect the project. Thus, for some disciplines, regulations and guidance require HUD to analyze the potential impacts of and mitigation measures for the proposed action and the alternatives. For other disciplines, the issue is whether various services and facilities are adequate to serve the proposed project.
3.1 AIR QUALITY This section discusses the existing air quality in the general vicinity of the proposed project site and the assessment of whether the redevelopment could cause additional air pollution through construction, new facilities, increased automobile traffic, or other activities.
3.1.1 BASELINE CONDITIONS
3.1.1.1 Existing Conditions On March 3, 1978, the EPA officially found that the Portland region failed to meet the 8- hour carbon monoxide (CO) standard and designated the Portland metropolitan area as ”nonattainment” for that pollutant. Portland has had a maintenance plan in place for 10 years to maintain compliance with the CO National Ambient Air Quality Standards (NAAQS). Following completion of the initial 10 year plan, the Portland area was reclassified as a maintenance area for CO and an attainment area for all other criteria pollutants. The second 10-year maintenance plan for Portland was recently approved by EPA, and is designed to ensure compliance with the NAAQS into 2017. DEQ maintains a number of CO monitoring locations around Portland. The nearest one to the proposed Hillsdale Terrace project site is located in downtown Portland at 510 SW 3rd. Table 3.1-1 lists recent highest ambient CO concentrations for this monitoring station. Because this station is located near several major arterial roadways, with multiple signalized intersections, the air quality at this station is expected to be much worse than the air quality near the proposed site.
December 2011 Hillsdale Terrace Redevelopment 3-1 Environmental Assessment Home Forward Portland Housing Bureau U.S. Department of Housing and Urban Development
Table 3.1-1. Portland Ambient Carbon Monoxide Concentrations (ppm)
Highest 1-hour ppma Highest 8-hour ppma Days over the NAAQSb Year (NAAQS = 35 ppm) (NAAQS = 9 ppm) 2001 5.4 3.4 0 2002 7.1 3.4 0 2003 5.1 3.45 0 2004 14.4 3.8 0 2005 4.5 2.7 0 2006 10.6 3.6 0 2007 4.1 2.9 0 2008 7.2 2.2 0 2009 4.4 3.0 0 Source: DEQ 2010 ppm = parts per million a. Data from monitoring station at 510 SW 3rd Avenue, Portland OR. b. Number of days where either the 1-hour or 8-hour NAAQS was exceeded
High ozone levels typically occur downwind of the Portland metropolitan area. Due to predominant summer weather patterns, the highest concentrations of ozone in the Portland-Vancouver region tend to occur in the city of Canby, Oregon. Data on ambient ozone collected in Canby from 2001 through 2010 are summarized in Table 3.1-2.
Table 3.1-2. Ambient Ozone Levels from the Canby Monitoring Station
3-year Average of 4th Highest 8- Summer Highest 8-Hour Annual 4th Highest Exceedance of Year hour average Average Average (ppm)a 8-hour Average the NAAQSb,c (ppm)a (ppm)a,b 2001 0.025 0.08 0.069 0.068 No 2002 0.025 0.085 0.063 0.065 No 2003 0.029 0.084 0.075 0.069 No 2004 0.025 0.084 0.067 0.068 No 2005 0.025 0.079 0.064 0.068 No 2006 0.029 0.106 0.072 0.067 No 2007 0.024 0.07 0.058 0.064 No 2008 0.027 0.084 0.066 0.065 No 2009 0.029 0.08 0.069 0.064 No 2010 0.025 0.094 0.066 0.067 No Source: DEQ 2010 ppm = parts per million a. Data from monitoring station at 13575 Spangler Road, Canby Oregon b. The 8-hour standard is determined by calculating the 3-year average of the 4th highest value. c. Number of exceedances of the NAAQS. The current standard is 0.075 ppm.
3-2 Hillsdale Terrace Redevelopment December 2011 Environmental Assessment Home Forward Portland Housing Bureau U.S. Department of Housing and Development
Vehicle emissions are the primary source of volatile organic compounds (VOCs) and nitrogen oxide (NOx). Other sources include gas-powered tools, such as lawn mowers and some leaf blowers, along with many household products and paints. The use of these VOCs and NOx sources typically increases with population growth.
PM10 and PM2.5 (particulate matter with an aerodynamic diameter of less than or equal to 10 microns and 2.5 microns, respectively) concentrations are monitored at three locations in the Portland area. Of the three monitoring stations, the one located in north Portland at 24 N Emerson Street is nearest to the project site. Tables 3.1-3 and 3.1-4 present the monitoring data for PM10 and PM2.5 from this site.
Table 3.1-3. Portland Ambient PM10 Concentrations
Maximum 24-hour Arithmetic Mean Days over the NAAQS Year 3 a 3 b Average (g/m ) (g/m3)a (>150 g/m ) 2004 44 18.6 0 2005 73 16.0 0 2006 43 14.3 0 2007 36 13.5 0 2008 34 13.7 0 2009 41 14.4 0 Source: DEQ 2010 g/m3 = micrograms of pollutant per cubic meter of air a. Data from monitoring station at 24 N Emerson, Portland Oregon b. The 24-hour standard is 150 g/m3.
Table 3.1-4. Portland Ambient PM2.5 Concentrations
98th Percentile 24-hour Arithmetic Mean Days over the NAAQS Year Average (g/m3)a (g/m3)a (>35 g/m3 98th or 15 g/m3 mean)b 2001 23 8.8 0 2002 26 8.5 0 2003 21 8.1 0 2004 28 8.8 0 2005 25 8.8 0 2006 19 7.8 0 2007 21 7.4 0 2008 25 7.7 0 2009 20 6.8 0 2010 13 5.9 0 Source: DEQ 2010 g/m3 = micrograms of pollutant per cubic meter of air a. Data from monitoring station at 24 N Emerson, Portland Oregon b. The 98th percentile standard is 35 g/m3, and the arithmetic mean standard is 15 g/m3
December 2011 Hillsdale Terrace Redevelopment 3-3 Environmental Assessment Home Forward Portland Housing Bureau U.S. Department of Housing and Urban Development
3.1.1.2 Assumptions The following assumptions were used to guide the impact analysis and, if necessary, mitigation development: The Hillsdale Terrace Redevelopment project would meet EPA Energy Star requirements and, at a minimum, achieve a third-party green building certification. The project would not result in significant changes in traffic patterns. No new signalized intersections are included with the project. Modern water- and space-heating systems would be installed as part of the redevelopment. No quantitative air quality analysis is required. The project would contain 122 residential units of varying sizes. The community space would consist of classrooms, meeting rooms, offices, counseling facilities, community gathering spaces, etc.
3.1.2 POTENTIAL IMPACTS AND KEY ISSUES The greatest potential for air quality impacts associated with the project would result from short-term construction activities at the site. Details on construction related air quality is provided in Section 3.6.5.
3.1.2.1 No-Build Alternative Under the No-Build Alternative, interior and exterior walls, which are constructed of CMU, would continue to offer little protection from Portland’s wet climate. Mold and mildew would continue to be a pervasive problem that has a dramatic impact on indoor air quality. Mold and mildew are visible on interior walls, ceilings and windows and the odor of mold is present in all units. Maintenance staff have battled this problem for years and have been unable to eradicate the mold and mildew.
3.1.2.2 Hillsdale Terrace Redevelopment Under the Redevelopment Alternative, Home Forward’s goals are to increase resource efficiency, reduce or eliminate greenhouse gas emissions, and promote healthy living for residents. Home Forward would use Energy Star appliances in all rental housing units and would pursue third-party green building certification. Green features would include high- efficiency windows and insulation and low- and non-toxic finishes. These sustainable measures would benefit residents by eliminating the mold and mildew problems of the existing buildings and substantially improving indoor air quality. Short-term impacts may result from construction activities. During construction, fugitive dust, CO and particulate matter are expected to increase. These increased emissions are due to heavy construction vehicles, lowered traffic speeds in the project area as construction vehicles enter and leave the site, earth excavation, site clearing, and grading. These construction activities create temporary impacts to the ambient air quality. Construction duration is expected to be approximately two years. Construction of concrete structures may have associated dust-emitting sources, such as concrete mixing operations. Asphalt mix plants could also be associated with construction and can also be a source of particulate matter, hazardous air pollutants, and combustion source emissions. Stationary sources such as concrete and asphalt mix plants are generally required to obtain air permits from Oregon DEQ and to comply with regulations to control dust and other pollutant emissions.
3-4 Hillsdale Terrace Redevelopment December 2011 Environmental Assessment Home Forward Portland Housing Bureau U.S. Department of Housing and Development
3.1.3 POSSIBLE MITIGATION MEASURES
3.1.3.1 No-Build Alternative Past efforts to eradicate mold and mildew problems and improve indoor air quality for residents have not succeeded. Under the No-Build Alternative, residents would continue to experience poor indoor air quality and the adverse effects of living in housing units with mold and mildew.
3.1.3.2 Hillsdale Terrace Redevelopment The Redevelopment Alternative is anticipated to improve indoor air quality by constructing new structures; therefore, no mitigation measures are required for indoor air quality. To reduce short-term construction related impacts to air quality, construction contractors would be required to take reasonable precautions and comply with local and state rules to control fugitive dust emissions. Best Management Practices (BMPs) to control dust during construction activity include applying water or chemicals to control dust during deconstruction, clearing, grading or construction; applying asphalt, oil, water, or other suitable chemicals on unpaved roads, materials stockpiles, and other surfaces which can create airborne dusts; full or partial enclosure of materials stockpiles; and, covering open- bodied trucks transporting materials likely to become airborne. To reduce the effect of construction delays on traffic flow and resultant emissions, road or lane closures or substantive construction equipment entering or leaving the site should be restricted to non- peak traffic periods, when possible.
3.1.4 ANTICIPATED PERMITS AND APPROVALS The construction contractor may be required to obtain Air Contamination Discharge Permits (ACDPs) during the construction phase of the project.
3.1.5 CONCLUSION The Redevelopment Alternative is anticipated to eradicate the indoor air quality problems that Hillsdale Terrace residents have experienced for years and that would continue under the No-Build Alternative.
3.2 AIRPORT HAZARDS Federal regulations set standards for locating HUD-assisted projects in relation to civil airports and military airfields. The purpose of this guidance is to promote compatible land uses around civil airports and military airfields by identifying land uses for and acceptable distances from Runway Clear Zones at civil airports and Clear Zones and Accident Potential Zones at military airfields. The purpose of this section is to present the methods of analysis of airport hazards and a summary of existing conditions.
3.2.1 BASELINE CONDITIONS
3.2.1.1 Existing Conditions There are no airports within the analysis area. The three nearest airports are Portland International Airport (16.8 miles from the site), Hillsboro Airport (17.3 miles from the site) and the Portland Air National Guard Airfield (12.3 miles from the site).
December 2011 Hillsdale Terrace Redevelopment 3-5 Environmental Assessment Home Forward Portland Housing Bureau U.S. Department of Housing and Urban Development
3.2.1.2 Assumptions None.
3.2.2 POTENTIAL IMPACTS AND KEY ISSUES The key evaluation issue is whether the project is located within 3,000 feet of a civil airport or 2.5 miles of a military airfield.
3.2.2.1 No-Build Alternative The existing Hillsdale Terrace is not located within 3,000 feet from the end of a runway at a civil airport or within 2.5 miles from the end of a runway at a military airfield.
3.2.2.2 Hillsdale Terrace Redevelopment The proposed site for the Redevelopment Alternative is not located within 3,000 feet from the end of a runway at a civil airport or within 2.5 miles from the end of a runway at a military airfield.
3.2.3 POSSIBLE MITIGATION MEASURES
3.2.3.1 No-Build Alternative Not applicable.
3.2.3.2 Hillsdale Terrace Redevelopment Not applicable.
3.2.4 ANTICIPATED PERMITS AND APPROVALS Compliance with HUD 24 CFR Part 51, Subpart D is required.
3.2.5 CONCLUSION The proposed Hillside Terrace Redevelopment site is not located within 3,000 feet from the end of a runway at a civil airport or within 2.5 miles from the end of a runway at a military airfield. The site is in compliance with HUD 24 CFR Part 51, Subpart D, the HUD standard for site suitability with regard to airport hazards.
3.3 COMMERCIAL / RETAIL ACCESSIBILITY The purpose of this section is to analyze whether there is adequate and convenient access to retail services and employment centers for Hillsdale Terrace’s residents and conduct an assessment of convenience, safety, and attractiveness. Additionally, the potential for the project to have an adverse or beneficial effect on existing and commercial retail services is considered.
3.3.1 BASELINE CONDITIONS The purpose of this section is to describe relevant existing conditions related to the proposed project.
3-6 Hillsdale Terrace Redevelopment December 2011 Environmental Assessment Home Forward Portland Housing Bureau U.S. Department of Housing and Development
3.3.1.1 Existing Conditions The Hillsdale Terrace site is located in an area of Southwest Portland with significant neighborhood retail, social and community services. Zoning in the surrounding area is a mix of neighborhood commercial, commercial, single family and multi-family. Hillsdale Terrace is less than one mile from two village centers (Multnomah Village and Hillsdale Shopping Center) that serve as anchors to the community, offering jobs, a community art center, shopping opportunities and social services. It is also within five miles of downtown Portland. There are numerous commercial, grocery, medical and banking services within one mile of Hillsdale Terrace. Groceries. According to Home Forward staff, residents generally shop at the Hoot Owl Market, the Burlingame Fred Meyer, and the Beaverton-Hillsdale Safeway. The Hoot Owl Market is located immediately north of Hillsdale Terrace on Capitol Highway and frequented by most residents. It is a traditional corner market, not a full service super market. The Burlingame Fred Meyer is located at the intersection of SW Bertha Blvd and SW Barbur Blvd. At one mile from Hillsdale Terrace, this Fred Meyer store is within walking distance and is generally affordable. Access to the Beaverton-Hillsdale Safeway store is typically by auto because the bus ride takes a long time. A small number of households (3 to 5 households) also drive to the WinCo Foods in Beaverton or the Food 4 Less in Southeast Portland . Other stores within one mile of Hillsdale Terrace where food products can be purchased include Food Front Cooperative Grocery, Johns Market Place, Uncle John's Market & Deli, and 7-Eleven. Retail. The most common retail shopping locations for Hillsdale Terrace residents are Goodwill and Ross Dress for Less in the Lloyd Center shopping district in Northeast Portland. This shopping area is relatively easy to access by auto or bus. According to Home Forward staff, although there are numerous retail stores in the local area around Hillsdale Terrace, few are affordable to residents. Medical. Approximately 75% of Hillsdale Terrace residents obtain medical services wherever the Oregon Health Plan is accepted in the local area. The remaining 25% of residents typically travel by auto to Southeast Portland to obtain medical services at the East Multnomah County Health Clinic because medical personnel speak Spanish. Health care providers (who may or may not accept the Oregon Health Plan) within one mile of Hillsdale Terrace include individual medical and naturopathic physicians, Fanno Creek Clinic, First Homeopathic Choice, Southwest Community Health Center, Hillsdale Chiropractic & Rehabilitation Center, Ankle & Foot Centers, and Healing Touch Acupuncture. Banking. Most Hillsdale Terrace residents bank at U.S. Bank on nearby Barbur Boulevard or Bank of America on nearby Hillsdale Highway. Residents who travel to Southeast Portland to receive medical services generally use the Wells Fargo bank located on SE Division where banking personnel speak Spanish. Other banks within one mile of Hillsdale Terrace include Key Bank, Wells Fargo and Chase Bank. Childcare. Generally, residents use Neighborhood House’s Early Head Start and Head Start programs. Children are picked up on-site by Neighborhood House and travel by bus to the Head Start centers.
December 2011 Hillsdale Terrace Redevelopment 3-7 Environmental Assessment Home Forward Portland Housing Bureau U.S. Department of Housing and Urban Development
Employment Centers. Although there is relatively easy access to employment, many residents are not employed. Residents who are currently employed work in areas as far away as Clackamas and Beaverton and typically use autos to get to work. There are four locations where residents typically use services to find employment: the nearby Hillsdale Library for on-line job searches; Neighborhood House’s employment specialist in Multnomah Village; and the Workforce Centers in Beaverton and Tigard. Transportation Services, Accessibility and Convenience There are seven bus routes that provide service near Hillsdalle Terrace (FFigure 3.3-1 and Table 3.3-1). The bus stop at the intersection of SW 26th and SW Capitool Highway, approximately 500 feet from the site, is served by Routes 1, 44, 45, and 64. Routes 54, 56 and 61 stop within one-half mile of the site on SW Beaverton-Hillsdale Hiighway near its intersection with SW Capitol Highway. Four of the routes (Routes 44, 45, 54 and 56) have a service frequency between 15 and 35 minutes during the weekday and 40 to 80 minutes on Saturdays and Sundays. Three of the bus lines (Routes 1, 61, and 64) provide weekday rush hour service and are not in service on Saturdays or Sundays. As discussed above, according to Home Forward staff, many Hillsdale Terrace residents do not use transit for grocery shopping because the travel time is so lengthy.
Figure 3.3-1. Transit Service Near Hillsdale Terrrace
Hillsdale Terrace Site
N
Source: TriMet. September 2011. www.trimet.org
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Table 3.3-1. Transit Service to Commercial and Employment Areas
Route Service Area Key Stop Locations Frequency Number in Minutes / Name 1 / Vermont Provides weekday rush- SW Broadway & W Burnside 35 weekdays hour service between No shelter; Stop is on the near side of the intersection; No service Portland City Center and Garbage can; Traffic signal; Pavement at back door of Saturdays / Southwest Portland, along bus; Curb ramp near stop; Pavement at front door of bus; Sundays Barbur, Vermont and Sidewalk at stop; Schedule display; Crosswalk 5th/6th SW 5th & Pine Shelter; CCTV; TransitTracker Sign; Traffic signal; Lighting at stop; Telephone near stop; Pavement at back door of bus; Curb ramp near stop; Pavement at front door of bus; Sidewalk at stop; Schedule display; Crosswalk SW 5th & Caruthers No shelter; Traffic signal; Bench near stop; Lighting at stop; Telephone near stop; Pavement at back door of bus; Curb ramp near stop; Pavement at front door of bus; Sidewalk at stop; Schedule display; Crosswalk SW Barbur & Bertha Shelter; Garbage can; Bench near stop; Lighting at stop; Telephone near stop; Pavement at back door of bus; Pavement at front door of bus; Sidewalk at stop; Schedule display SW Vermont & Chestnut Shelter; Garbage can; Bench near stop; Sidewalk at stop; Schedule display SW Vermont & Idaho Dr No shelter; Bench near stop; Pavement at back door of bus; Pavement at front door of bus; Sidewalk at stop; Schedule display SW Cameron & Shattuck No shelter; Lighting at stop; Schedule display SW Nevada Ct & 54th No shelter; Schedule display SW Vermont & Idaho Dr No shelter; Pavement at back door of bus; Pavement at front door of bus; Sidewalk at stop; Schedule display 44 / Capitol Connects PCC Sylvania, Pier Park 15 weekdays Hwy/Mocks Hillsdale, Portland City No shelter; Garbage can; Lighting at stop; Pavement at 45 Saturdays Crest Center, Old back door of bus; Curb ramp near stop; Pavement at front 60 Sundays Town/Chinatown, Union door of bus; Sidewalk at stop; Schedule display; Station, the Rose Quarter Crosswalk and St. Johns, via Capitol Highway, Barbur, 5th/6th, N Willamette & Portsmouth Williams/Vancouver, Rosa No shelter; Traffic signal; Bench near stop; Lighting at Parks Way, Willamette stop; Curb ramp near stop; and Lombard Pavement at front door of bus; Sidewalk at stop; Crosswalk N Rosa Parks Way & Vancouver No shelter; Stop is on the near side of the intersection;
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Table 3.3-1. Transit Service to Commercial and Employment Areas
Route Service Area Key Stop Locations Frequency Number in Minutes / Name Traffic signal; Bench near stop; Lighting at stop; Pavement at back door of bus; Curb ramp near stop; Sidewalk at stop; Crosswalk N Vancouver & Stanton Shelter; Stop is on the near side of the intersection; Garbage can; Traffic signal; Bench near stop; Lighting at stop; Pavement at back door of bus; Curb ramp near stop; Pavement at front door of bus; Sidewalk at stop; Schedule display; Crosswalk Rose Quarter Transit Center Shelter; Garbage can; Traffic signal; Bench near stop; Lighting at stop; Telephone near stop; Pavement at back door of bus; Curb ramp near stop; Pavement at front door of bus; Sidewalk at stop; Schedule display; Crosswalk SW 5th & Alder Shelter; Stop is on the near side of the intersection; CCTV; TransitTracker Sign; Traffic signal; Lighting at stop; Telephone near stop; Pavement at back door of bus; Curb ramp near stop; Pavement at front door of bus; Sidewalk at stop; Schedule display; Crosswalk SW 5th & Caruthers No shelter; Traffic signal; Bench near stop; Lighting at stop;Telephone near stop; Pavement at back door of bus; Curb ramp near stop; Pavement at front door of bus; Sidewalk at stop; Schedule display; Crosswalk SW Capitol & Sunset Shelter; Stop is on the near side of the intersection; Garbage can; Traffic signal; Bench near stop; Pavement at back door of bus; Curb ramp near stop; Pavement at front door of bus; Sidewalk at stop; Schedule display; Crosswalk SW Troy & 35th No shelter; Bench near stop; Pavement at back door of bus; Pavement at front door of bus; Sidewalk at stop; Schedule display PCC Sylvania Main Stop Shelter; Garbage can; Bench near stop; Pavement at back door of bus; Curb ramp near stop; Pavement at front door of bus; Sidewalk at stop;Schedule display; Crosswalk 45 / Runs between Tigard, SW Columbia & 16th 35 weekdays Garden Washington Square, SW Shelter; Bench near stop; Pavement at back door of bus; 70 Saturdays Home Portland and Portland City Curb ramp near stop; Pavement at front door of bus; 80 Sundays Center, along Walnut, Sidewalk at stop; Schedule display 121st, Scholls Ferry Road, Garden Home, Capitol SW Columbia & 12th Highway, Barbur, Naito No shelter; Stop is on the near side of the intersection; and Jefferson/Columbia. Garbage can; Traffic signal; Lighting at stop; Pavement at On Sunday Line 45 runs back door of bus; Curb ramp near stop; Pavement at front only between Tigard and door of bus; Sidewalk at stop; Schedule display;
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Table 3.3-1. Transit Service to Commercial and Employment Areas
Route Service Area Key Stop Locations Frequency Number in Minutes / Name Multnomah Village Crosswalk (Southwest Capitol SW Columbia btw 6th & 5th Highway at Southwest 35th Avenue) Shelter; TransitTracker Sign; Sidewalk at stop; Schedule display SW Capitol & Sunset Shelter; Stop is on the near side of the intersection; Garbage can; Traffic signal; Bench near stop; Pavement at back door of bus; Curb ramp near stop;Pavement at front door of bus; Sidewalk at stop; Schedule display; Crosswalk SW troy & 35th No shelter; Bench near stop; Pavement at back door of bus; Pavement at front door of bus; Sidewalk at stop; Schedule display SW Oleson & Garden Home No shelter; Bench near stop; Telephone near stop; Pavement at back door of bus; Pavement at front door of bus; Sidewalk at stop Washington Square Transit Center No shelter; Garbage can; Lighting at stop; Telephone near stop; Pavement at back door of bus; Curb ramp near stop; Pavement at front door of bus; Sidewalk at stop; Protection from the weather SW Walnut & 121st No shelter Tigard Transit Center No shelter; Bench near stop; Lighting at stop; Telephone near stop; Pavement at back door of bus; Curb ramp near stop; Pavement at front door of bus; Sidewalk at stop; Crosswalk; Protection from the weather 54 / Connects Beaverton SW Broadway & W Burnside 25 weekdays Beaverton- Transit Center, Raleigh No shelter; Stop is on the near side of the intersection; 60 Saturdays & Hillsdale Hills, Hillsdale and Garbage can; Traffic signal; Pavement at back door of Sundays Hwy Portland City Center, via bus; Curb ramp near stop; Pavement at front door of bus; Beaverton-Hillsdale Sidewalk at stop; Schedule display; Crosswalk Highway, Capitol Highway, Barbur and 5th/6th. During SW Capitol & Sunset the weekday morning and Shelter; Stop is on the near side of the intersection; afternoon rush hours, Garbage can; Traffic signal; Bench near stop; Pavement at buses run about every 15 back door of bus; Curb ramp near stop; Pavement at front minutes between Raleigh door of bus; Sidewalk at stop; Schedule display; Hills and City Center Crosswalk SW Beaverton-Hillsdale & Oleson No shelter; Stop is on the near side of the intersection; Traffic signal; Bench near stop; Curb ramp near stop; Pavement at front door of bus; Sidewalk at stop; Schedule display; Crosswalk Beaverton Transit Center
December 2011 Hillsdale Terrace Redevelopment 3-11 Environmental Assessment Home Forward Portland Housing Bureau U.S. Department of Housing and Urban Development
Table 3.3-1. Transit Service to Commercial and Employment Areas
Route Service Area Key Stop Locations Frequency Number in Minutes / Name No shelter; Garbage can; Lighting at stop; Telephone near stop; Pavement at back door of bus; Curb ramp near stop; Pavement at front door of bus; Sidewalk at stop; Bike Parking; Crosswalk 56 / Scholls Connects Washington SW Broadway & W Burnside 30 weekdays Ferry Rd Square, Raleigh Hills, No shelter; Stop is on the near side of the intersection; 40 Saturdays & Hillsdale and Portland City Garbage can; Traffic signal; Pavement at back door of Sundays Center, via Scholls Ferry bus; Curb ramp near stop; Pavement at front door of bus; Road, Beaverton-Hillsdale Sidewalk at stop; Schedule display; Crosswalk Highway, Barbur and 5th/6th. During the SW Capitol & Sunset weekday morning and Shelter; Stop is on the near side of the intersection; afternoon rush hours, Garbage can; Traffic signal; Bench near stop; Pavement at buses run about every 15 back door of bus; Curb ramp near stop; Pavement at front minutes between Raleigh door of bus; Sidewalk at stop; Schedule display; Hills and City Center Crosswalk SW Schools Ferry & Beaverton-Hillsdale Hwy No shelter; Bench near stop; Pavement at back door of bus; Pavement at front door of bus; Sidewalk at stop; Schedule display Washington Square Transit Center No shelter; Garbage can; Lighting at stop; Telephone near stop; Pavement at back door of bus; Curb ramp near stop; Pavement at front door of bus; Sidewalk at stop 61 / Provides weekday rush- Veterans Hospital 30 weekdays Marquam hour service between No shelter; Garbage can; TransitTracker Sign; Lighting at No service on Hill/Beavert Beaverton Transit Center stop; Telephone near stop; Pavement at back door of bus; Saturdays / on and Marquam Hill, along Curb ramp near stop; Pavement at front door of bus; Sundays Canyon Road, 110th, Sidewalk at stop; Schedule display; Crosswalk; Protection Beaverton-Hillsdale from the weather Highway, Capitol Highway and Terwilliger SW Sam Jackson Pk & OHSU No shelter; Garbage can; Bench near stop; Lighting at stop; Telephone near stop; Pavement at back door of bus; Curb ramp near stop; Pavement at front door of bus; Sidewalk at stop; Schedule display; Crosswalk; Protection from the weather SW Campus Dr & Terwilliger No shelter; Stop is on the near side of the intersection; Lighting at stop; Telephone near stop; Schedule display SW Capitol & Sunset Shelter; Stop is on the near side of the intersection; Garbage can; Traffic signal; Bench near stop; Pavement at back door of bus; Curb ramp near stop; Pavement at front door of bus; Sidewalk at stop; Schedule display; Crosswalk SW Laurelwood & Laurel No shelter; Pavement at back door of bus; Curb ramp near stop; Pavement at front door of bus; Sidewalk at stop
3-12 Hillsdale Terrace Redevelopment December 2011 Environmental Assessment Home Forward Portland Housing Bureau U.S. Department of Housing and Development
Table 3.3-1. Transit Service to Commercial and Employment Areas
Route Service Area Key Stop Locations Frequency Number in Minutes / Name Beaverton Transit Center No shelter; Garbage can; Lighting at stop; Telephone near stop; Pavement at back door of bus; Curb ramp near stop; Pavement at front door of bus; Sidewalk at stop; Bike Parking; Crosswalk 64 / Provides weekday rush- Veterans Hospital 30 weekdays Marquam hour service between No shelter; Garbage can; TransitTracker Sign; Lighting at No service on Hill/Tigard Tigard, SW Portland, stop; Telephone near stop; Pavement at back door of bus; Saturdays / Multnomah, Hillsdale and Curb ramp near stop; Pavement at front door of bus; Sundays Marquam Hill, along Sidewalk at stop; Schedule display; Crosswalk; Protection Pacific Highway, Capitol from the weather Highway, Vermont and Terwilliger SW Sam Jackson Pk & OHSU No shelter; Garbage can; Bench near stop; Lighting at stop; Telephone near stop; Pavement at back door of bus; Curb ramp near stop; Pavement at front door of bus; Sidewalk at stop; Schedule display; Crosswalk; Protection from the weather SW Campus Dr & Terwilliger No shelter; Stop is on the near side of the intersection; Lighting at stop; Telephone near stop; Schedule display SW Capitol & Sunset Shelter; Stop is on the near side of the intersection; Garbage can; Traffic signal; Bench near stop; Pavement at back door of bus; Curb ramp near stop; Pavement at front door of bus; Sidewalk at stop; Schedule display; Crosswalk SW Troy & 35th No shelter; Bench near stop; Pavement at back door of bus; Pavement at front door of bus; Sidewalk at stop; Schedule display Barbur Transit Center No shelter; Garbage can; Traffic signal; Bench near stop; Lighting at stop; Telephone near stop; Pavement at back door of bus; Curb ramp near stop; Pavement at front door of bus; Sidewalk at stop; Schedule display; Crosswalk; Protection from the weather 11600 Block SW Pacific Hwy No shelter; Traffic signal; Bench near stop; Lighting at stop; Pavement at back door of bus; Curb ramp near stop; Pavement at front door of bus; Sidewalk at stop; Schedule display; Crosswalk Tigard Transit Center No shelter; Garbage can; Bench near stop; Lighting at stop; Telephone near stop; Pavement at back door of bus; Curb ramp near stop; Pavement at front door of bus; Sidewalk at stop; Crosswalk; Protection from the weather Source: TriMet, September 2011. www.ltd.org
December 2011 Hillsdale Terrace Redevelopment 3-13 Environmental Assessment Home Forward Portland Housing Bureau U.S. Department of Housing and Urban Development
According to the City of Portland’s 20-minute neighborhood analysis, the Hillsdale Terrace site scores of 46 out of 100 (Figure 3.3-2). The mapping analysis highlights areas that have relatively good, walkable access to commercial services and amenities. It also indicates locations that have concentrations of commercial services that are within relatively short walking distance of homes. Besides taking into account the availability of grocery stores and other commercial services, the mapping analysis takes into account factors that impact pedestrian access, such as sidewalks, street connectivity, and topography. The streets around the existing site have sidewalks and street lighting.
Figure 3.3-2. 20 Minute Neighborhood Map
Hillsdale Terrace Twenty Minute Neighborhood Score 46 (higher is better, 1-100)
The resultant “hot spot” map shows the gradient of access in different part of the city. “Hot spots” – orange, yellow, to white (hot) reflect areas with a greater degree of access. Magenta to blue areas have less convenient pedestrian access to services. Portland’s Climate Action Plan sets an objective for 2030 calling for vibrant neighborhoods in which 90% of Portland residents can easily walk or bicycle to meet all basic daily, non-work needs.
Source: Portland Maps. September 2011. 0
3.3.1.2 Assumptions The following assumptions were used to guide the impact analysis and, if necessary, mitigation development: Relocation of residents began in June 2011 and is anticipated to be complete in January 2012. Demolition of the site would begin in March 2012.
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Construction of the new site and housing would occur between August 2012 and February 2014. Occupancy of the newly constructed housing units is anticipated to begin in March 2014. Most residents of the newly constructed housing units would be new to the Hillsdale Terrace area. Transit routes and service frequency in the area are not likely to increase in the near term.
3.3.2 POTENTIAL IMPACTS AND KEY ISSUES The following key issues were considered in the evaluation: Are commercial services in the immediate area adequate? Is the transportation service to commercial services outside of walking distance adequate? Are routes safe and attractive? Is there convenient access to employment sites, including transportation service? Would existing retail and commercial services be adversely impacted or displaced by the proposed project?
3.3.2.1 No-Build Alternative Commercial, retail, banking, grocery, and medical services and access to these services are available to the existing Hillsdale Terrace site and are considered adequate. Services are available within walking distance and the site is served by seven bus routes within ½ mile. However, for services not within walking distance, according to the Home Forward staff, the low frequency of buses and long transit travel times makes using transit undesirable and residents tend to access services by auto. On-site bus pickup is available to families using Neighborhood House’s childcare services. Spanish speaking residents tend to travel to Southeast Portland by auto because services are available in Spanish. Although relatively easy access is available to employment centers such as downtown Portland, residents who are employed tend to be employed in locations requiring auto travel, such as outer southeast areas in Clackamas County.
3.3.2.2 Hillsdale Terrace Redevelopment The Hillsdale Terrace Redevelopment would include two new community facility buildings. The first is located on property adjacent to the existing Hillsdale Terrace recently purchased by Home Forward to strengthen physical and social connections to the neighborhood. The building would be home to a new Early Childhood Education Center (Figure 2.2-4). Programming is not complete, but it is expected to house a minimum of three Head Start classrooms to serve children who live on site and in the surrounding area, play space, and a Children’s Education Workshop where a specialized curriculum of parenting, after-school learning, and children’s health classes would be taught. The second community building would front SW 26th Avenue and would be home to a new Neighborhood Network Center (Figure 2.2-5). This building would include classrooms designed to meet the specific needs of adults, teenagers, and children, a computer lab, and offices for the CSS case management team and other providers that would deliver supportive services on site. The building would also include property management offices and a community room.
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To address the critical need for increased food security in the community and improve access to nutritional food, the Neighborhood Network Center would also offer a community kitchen that would be linked to the site’s urban farm. Residents would have access to nutrition, cooking, and food preservation classes sponsored by the Oregon Culinary Institute and the Oregon Food Bank. These kitchen classes would emphasize the benefits of healthy cooking, food preservation, and the link between the garden and the table. Provision of these on-site services would benefit Hillsdale Terrace residents by reducing their need to travel elsewhere for these services. Although access to services is considered adequate but inconvenient, compared to the No- Build Alternative the Hillsdale Terrace Redevelopment Alternative would provide improved access to services by providing some services on-site. Residents who are temporarily relocated during the construction of Hillsdale Terrace may experience some disruption in their regular access to services. However, the Relocation Plan for this proposed project includes an assessment of the services for each temporary housing site. The temporary relocation of 49 households is anticipated to have some adverse effect on the most commonly used nearby commercial and retail services such as the Hoot Owl Market, but the adverse effect is not anticipated to be significant. The temporary relocation is also anticipated to have some effect on Neighborhood House’s services to Hillsdale Terrace such as the Head Start program and the food box program; the anticipated effects are not anticipated to be significant.
3.3.3 POSSIBLE MITIGATION MEASURES
3.3.3.1 No-Build Alternative Adequate commercial and retail services are available to residents of Hillsdale Terrace; however, transportation tends to be inconvenient, which would be considered a minor deficiency for the site. No mitigation is required.
3.3.3.2 Hillsdale Terrace Redevelopment The proposed Redevelopment Alternative would be located on the existing site, which has adequate commercial and retail services available but residents tend to consider transportation accessibility inconvenient. Compared to the No-Build Alternative, the proposed project would improve access to some services (such as Head Start, classrooms, and computer lab) by locating these services on site. To mitigate the disruption of residents’ access to commercial and retail services during the redevelopment the Hillside Terrace site, Home Forward’s Relocation Plan and CSS Plan are designed to place residents in neighborhoods that have sufficient access to commercial and retail services and employment.
3.3.4 ANTICIPATED PERMITS AND APPROVALS None.
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3.3.5 CONCLUSION Under the No-Build Alternative, current Hillsdale Terrace residents would continue to have sufficient access to local commercial and retail establishments and employment sites. The Redevelopment Alternative provides for community services that are either non- existent or substandard at Hillside Terrace, including Early Childhood Education (ECE) classrooms and a Neighborhood Network Center with employment resources and a computer lab, a community kitchen, a property management office, and classrooms for CSS workshops, job training and continuing education. Residents would experience a temporary disruption in access to commercial and retail services during the relocation process, but Home Forward and the CSS team would mitigate these impacts by working with residents to find temporary housing with appropriate access to services and employment sites. Commonly used nearby commercial and retail services are anticipated to have some adverse effect from the relocation of the 49 households but the adverse effect is not expected to be significant.
3.4 COMMUNITY DISRUPTION The community disruption analysis evaluated the potential of the proposed development to disrupt or displace people, businesses, institutions or community facilities or to isolate segments of the community. The analysis considered the potential effects upon Hillsdale Terrace residents (e.g., education, social, health service, etc.) as well as the associated effects on the greater surrounding community. Distances from the Hillsdale Terrace site referenced in this section are generally illustrated in Figure 3.4-1.
3.4.1 BASELINE CONDITIONS
3.4.1.1 Existing Conditions The Hillsdale Terrace public housing site is located in Southwest Portland on the boundary of the Multnomah and Hillsdale neighborhoods and less than one mile from the commercial centers of each neighborhood. Few people know it exists. It is hidden at the foot of SW 26th Avenue, south of SW Capitol Highway and the Mittleman Jewish Community Center, in a six-acre bowl-like setting. SW 26th Avenue is a cul-de-sac street located off the south side of SW Capital Highway and provides the only vehicular access to the property. Home Forward built the current 60 three-bedroom apartments in 1968 after a highly contentious public battle over the siting of this public housing community. There are nine buildings on site. The apartments are housed in eight CMU buildings arranged around large courtyards. The property management office and community room are located in a single non-residential building. The existing Hillsdale Terrace is physically and socially distressed beyond repair. Most of the physical distress is related to the site’s topography, poor soil conditions and inferior site and building design. The steep site is eroding, buildings suffer from mold and mildew, and the site and buildings are inaccessible to people with mobility challenges. Hillsdale Terrace is also Home Forward’s most expensive property to operate and maintain due to the inefficient utility systems and growing list of capital needs. This property has been on Home Forward’s priority list for complete redevelopment since the beginning of the federal HOPE VI program. In 2008, Home Forward’s Board of Commissioners directed staff to prepare a feasibility study that looked at both complete
December 2011 Hillsdale Terrace Redevelopment 3-17 Environmental Assessment Home Forward Portland Housing Bureau U.S. Department of Housing and Urban Development
redevelopment and comprehensive renovations of the Hillsdale Terrace site. The comprehensive renovation strategy had a cost of approximately $15,200,000 and no clear financing strategy. A federal HOPE VI grant was identified as a potential and necessary source of funding for the complete redevelopment strategy.
Figure 3.4-1. Distances from Hillsdale Terrace: 1/4 Mile, 1/22 Mile and 1 Mile
1/4 Mile Radius 1/2 Mile Radius 1 Mile Radius Site Location – 6715 SW 26th Avenue Portland, OR 97219 Source: Hillsdale Terrace Redevelopment HOPE VI Grant Application. Housing Authority of Porrtland. September 2010.
Hillsdale Terrace is the epicenter for the neighborhood’s physical and sociaal distress. The ills of poverty are present here: lack of education, lack of job skills, a nearly 70% unemployeed rate, a sense of hopelessness, and a lack of motivation. A mix of working poor and very poor resides at this property with 87% of all households reporting income below 30% of MFI, 70% earning less than 15% MFI, 23% of residents collecting unemployment benefits (up from 3% in 2009), 91% on some form of public assistance (TANF, SSI, unemployment) or have no income,
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and 77% of adult residents do not have a high school diploma or GED. Given the financial strain experienced by families at Hillsdale Terrace, many children are not thriving. Case management staff frequently receives calls from the local schools regarding incidents of fighting and/or notices of students who are being expelled. There are limited services available to these at-risk youth. A comprehensive resident needs assessment was conducted in 2009; results of the assessment were confirmed through additional surveys and resident outreach in 2010. Research included two surveys, in multiple languages, of Hillsdale Terrace households (which yielded an 80% return rate), and ten focus groups and trainings (each averaging 15 residents). These efforts solicited information on needs and preferences regarding education and social services. Additional information was gathered during one-on-one interviews with residents and community-based organizations.
Commercial As noted in Section 3.3 Commercial / Retail Accessibility, generally, there are sufficient commercial and retail services in the project area. Although some of these commercial / retail services are within walking distance, such as the Burlingame Fred Meyer and the Hoot Owl Market, access to most services requires an automobile because they are not within walking distance and, according to resident surveys, transit service takes too much time. Retailers, such as the Safeway on Beaverton-Hillsdale Highway, the Food 4 Less in Southeast Portland, and Goodwill and Ross Dress for Less in the Northeast Portland Lloyd Center shopping district are examples of grocery and retail services that are difficult to access from Hillsdale Terrace. Also, as noted in Section 3.3, Spanish-speaking residents tend to shop and bank in Southeast Portland where services are more likely available in Spanish.
Schools In 1968, Home Forward’s plans to construct Hillsdale Terrace were met with active resistance fueled by outright racism and classism from neighbors, community groups and the local schools. The school district boundaries were altered so that children from Hillsdale Terrace could not attend the neighborhood schools but would instead be bused to a school much father from the site that drew from a more mixed-income area. Today, children who live at Hillsdale Terrace and attend Portland Public Schools are enrolled at Hayhurst Elementary School (K-5), John Gray Middle School (6-8), or Wilson High School (9-12). Access to these local schools is adequate. A concentration of poverty is evident at Hayhurst Elementary school. Fourty four percent of students attending the Hayhurst Elementary neighborhood program were eligible for free or reduced lunch in the 2008-2009 school year. In comparison, only 11-20% of students in the surrounding elementary schools (Bridlemile, Maplewood and Rieke) were eligible for free or reduced lunch. The percentage of households with children that are headed by a female is three times higher in the project’s Census Block Group (9%) than the average for Southwest Portland (3%) and is slightly higher than the average for the entire City (7%). Hillsdale Terrace is largely comprised of families with children; 83% of households have children and 56% (114) of residents are under the age of 18. A 2009 resident needs assessment found that approximately 57% of parents identified as top priority a better education and consistent after-school activities, such as homework clubs. The quality of local schools was identified as one of the top three things residents like most about living at
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Hillsdale Terrace; however, 76% of families say their children currently are not enrolled in after-school programs. Residents stressed the need for youth employment, adult mentors and programs to help better prepare children for school and adult life. Parents interviewed at Hillsdale Terrace reported a need for early education services. When asked about their children’s abilities to read and count, 31% of parents with children ages 4- 5 responded “not very well” or “not at all”. Currently, 58% of parents have at least one of their children enrolled in either Early Head Start of Head Start, which amounts to 21out of the 53 children in the eligible age group. An additional 9 children are enrolled in kindergarten at the local public school. Approximately 41% of parents who do not have their children enrolled in any early childhood education program expressed a desire to do so, and one parent had her child on the waiting list for Head Start. The interview results indicated that two children between the ages of 3 and 5 are involved in early intervention services, including intervention for a developmental delay in speech. With regard to parental support, 44% of parents interviewed had involved themselves regularly in a parent support program. Of these parents, however, all reported that these classes have been either “helpful” or “very helpful”. Hillsdale Terrace parents with young children also demonstrated a need for increased literacy engagement with their children. Fifty six percent of parents surveyed reported reading to their children “always” or “often,” which may be explained partially by literacy rates among parents; parents that reported reading to their children only “sometimes” or “rarely” also tended to express difficulty reading themselves. When asked if they have a hard time reading, 16% of parents self-reported “sometimes” and 8% responded “not sure”. The interview results reflect a need for children to participate in early childhood education and for parents to engage with them. Research findings consistently document the connection between parents’ active role in reading to their child and the child’s subsequent literacy strengths and interest. Nearby Neighborhood House is a leading local community service organization that has served west Multnomah County for more than 27 years. The families and individuals currently served by Neighborhood House share similar demographics with the families and individuals who would live at the new Hillsdale Terrace. The organization provides a wide range of services to approximately 6,000 individuals and families, 75% of whom qualify as low income and 50% of whom belong to a racial or ethnic minority. Early childhood education services in the form of an early pre-kindergarten program for children between birth and age 2 and a Head Start program for children ages 3-4 are one way Neighborhood House works to support parents and youth in Southwest Portland.
Adult Education and Employment Home Forward has been providing on-site case management since May 2009. Case management staff met with every Hillsdale Terrace family to review opportunities to participate in Home Forward’s Family Self Sufficiency (FSS) program, encourage families to participate in on-site youth programming, and provide health education. A detailed needs assessment found that 70% of all families at Hillsdale Terrace live in extreme poverty at or below 15% of MFI; 77% of adult residents do not have a high school diploma or GED; nearly 70% of households are unemployed; 74% of residents believe that on-site employment resources and job training would be helpful to their job search; more than 80% of residents would like to further their education; and 81% believe that the overall community would benefit if more residents attended school or worked. However, fewer than 15% have
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accessed local workforce education, training or employment programs. Six of the adults receive SSI due to disability.
Pre-School Services Neighborhood House provides a variety of social service programs in west Multnomah County, including the Early Oregon Pre-Kindergarten (EOPK) program for children from birth to age 2, and the Neighborhood House Head Start program (NHHS) for children ages 3-4. The two programs currently serve 163 low-income children, including 21 that live at Hillsdale Terrace. At least 10% of enrollment spaces are reserved for children with special needs, regardless of income. In addition to the standard option of classroom and home- based activities with teachers, 10 children are enrolled in a home-based model of the program. Teachers visit with these children for 90 minutes weekly and coordinate several group activities throughout the month. The NHHS program served 139 children between the ages of 3 and 4 during the 2008/2009 academic year. Among children enrolled in the classroom/home combination option, staff carried out approximately 16 home visits with each child during the 2008/2009 school year. Children enrolled in the home-only option received 35 home visits each and were involved in 23 group socializations throughout the year. Students enrolled in the combination classroom/home option attended four-hour classes twice weekly. Children participate in a comprehensive and designated curriculum based on the national Head Start program, and receive support necessary for social-emotional, cognitive and physical development. Developed by Teaching Strategies, Inc., The Creative Curriculum emphasizes learning in the context of play; children learn early literacy and math skills through dramatic play and creative expression. Children receive instruction in reading, math and science through a mix of large- and small-group activities during which they are actively engaged with tangible manipulatives, teachers and each other. A daily schedule includes meals, group time, choice time, story time, music and movement and outdoor/large motor time, and provides a mix of quiet and active time in large and small groups. The curriculum emphasizes interaction as a means of teaching and learning various ideas as well as a means of developing communication skills. Both programs maintain a low student-teacher ratio policy to ensure each child receives adequate attention and supervision. The EOPK program has a maximum ratio of 17 students per teacher and the NHHS program has a maximum of 20 students.
Nutrition Services As part of the comprehensive resident survey, Home Forward also collected nutrition information. Of the 25 parents interviewed, 58% reported that they currently access the federal Women, Infants and Children (WIC) program. The need for access to healthier foods was identified by 88% of the residents. Food insecurity is especially an issue among parents; 44% reported in the survey that they have “sometimes” gone without food so that their children could eat. Loaves & Fishes is a non-profit organization whose vision is to ensure that no senior will go hungry or experience social isolation. The mission of Loaves & Fishes is to enrich the lives of seniors and assist them in maintaining independence by making nutritious food, social contacts, and other resources accessible. Two of four qualified residents at Hillsdale Terrace receive meals from Loaves & Fishes.
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Health Care Services According to Home Forward’s needs assessment, all but two families reported that their children had health insurance. (Note: the Oregon Health Plan provides medical insurance for very low-income children.) All parents cited their children’s physical and dental health as “ok” or better, but 46% noted a desire for better health and better access to health care. Twenty eight percent reported that at least one of their children under the age of 5 had experienced asthma. These statistics demonstrate a need for more comprehensive health care among children between birth and age 5. Approximately 75% of Hillsdale Terrace residents obtain medical services in the local area wherever the Oregon Health Plan is accepted. The remaining 25% of residents typically travel by auto to Southeast Portland to obtain medical services at the East Multnomah County Health Clinic because medical personnel speak Spanish. Health care providers in the local area include: OHSU Family Medicine at Gabriel Park, located at 4411 SW Vermont, is part of the OHSU Community Health Centers providing low-cost primary and urgent care for uninsured patients. OHSU Family Medicine at Gabriel Park is a group of physicians and nurse practitioners who work together to provide comprehensive health care for the whole family. Access to a doctor is available 24 hours a day, 7 days a week. The language spoken is English. (www.ohsu.edu/xd/health/services/clinics/FamilyMedicineatGabrielPark.cfm) Providence St. Vincent Medical Center, located at 9205 SW Barnes Road, is part of a not-for-profit network of hospitals, health plans, physicians, clinics, home health services, and affiliated health services. Southwest Community Health Center, located at 7754 SW Capitol Highway, is a safety-net clinic providing basic, high quality health care services to low income, uninsured and underinsured residents of Southwest Portland. Southwest Community Health Center offers basic health services in a safe, reassuring and culturally sensitive environment; provides referrals for necessary care that goes beyond our scope of services; helps people with eligibility for health and pharmacy assistance programs; and advocates for quality health care for all. Shriner’s Hospital for Children, located 3101 SW Sam Jackson Park Road, is a 40-bed pediatric hospital, research and teaching center providing comprehensive medical, surgical and rehabilitative care to children with orthopedic conditions. Acceptance, for children up to age 18, is based solely on a child’s medical needs. Income or insurance status is not an issue for a child’s acceptance as a patient. The language spoken is English with forms available in English, Spanish, Russian, and French.
Religious Organizations According to on-line resources, there are at least nine churches, faith centers and temples located within approximately one mile of Hillsdale Terrace (Table 3.4-1).
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Table 3.4-1. Churches, Faith Centers and Temples within Approximately One Mile of Hillsdale Terrace
Churches, Faith Centers and Temples / Affiliation Address Beit Yosef / Orthodox/Sephardic 6686 SW Capitol Hwy, Portland OR Chabad of Oregon / Bais Menachem 2317 SW Vermont, Portland OR Hillsdale Community Church / Community 6948 SW Capitol Hwy, Portland OR Multnomah Presbyterian Church / Presbyterian 7555 SW 45th Ave, Portland OR Neveh Shalom / Conservative 2900 SW Peaceful Lane, Portland OR Portland Kollel / Orthodox 6688 SW Capitol Hwy, Portland OR St Barnabas Episcopal Church / Episcopal 2201 SW Vermont St, Portland OR St Luke Lutheran Church / Lutheran 6835 SW 46th Ave, Portland OR West Hills Christian Church / Christian 3824 SW Troy St, Portland OR Source: USAChurch online database. July 2011. www.USAChurch.com, Jewish Federation of Greater Portland online directory. July 2011. www.jewishportland.org.
Community Hillsdale Terrace is located in Southwest Portland which, although comprised of a broad socio-economic demographic, is generally perceived to be the most affluent part of the city. The West Hills are neighborhoods of large homes with coveted views of Mount Hood as well as highly regarded public schools. But at the other end of the spectrum, interspersed among these wealthy communities, are the hidden poor–the families and children who defy the stereotypes of affluence associated with the Southwest area in general. These families are living with little or no income, in poor physical environments, and with limited access to health care, nutrition, and other necessities. The residents of Hillsdale Terrace are among these hidden poor and are located at the center of one of the most distressed “pockets of poverty” in Southwest Portland. Several community centers and facilities are located within close proximity to Hillsdale Terrace (Table 3.4-2). Community centers are defined as places where people from a particular community can meet for social, educational, or recreational activities.
3.4.1.2 Assumptions The following assumptions were used to guide the impact analysis and, if necessary, mitigation development: Relocation of residents began in June 2011 and is anticipated to be complete in January 2012. Deconstruction of the site would begin in March 2012. Construction of the new site and housing would occur between August 2012 and February 2014. Occupancy of the newly constructed housing units would begin in March 2014. Most residents of the newly constructed housing units would be new to the Hillsdale Terrace area.
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Table 3.4-2. Community Centers within Close Proximity to Hillsdale Terrace
Community Center Address Description Hillsdale Library 1525 SW Sunset Blvd In 2004 Hillsdale Library reopened in its new location. Hillsdale boasts a large collection of books as well as audio and visual materials, periodicals and electronic resources in English and Spanish that can be accessed on site or from a home computer. Hillsdale customers have access to Multnomah County Library's systemwide catalog of two million books and other library materials. A variety of programs are offered at Hillsdale Library. Hillsdale's meeting room is available at no charge for community meetings and events on a first-come, first-served basis. It has a 50-person capacity. Small, private study rooms are also available. Hillsdale Terrace Community 6715 SW 26th Ave Community space located on-site in property management Space building and providing community meeting space. Mittelman Jewish Community 6651 SW Capitol Hwy MJCC has been a vital part of the greater Portland Center (MJCC) community for more than 80 years, providing a gathering place for the local Jewish community as well as warmly embracing people of all faiths within our membership. The MJCC offers a wide variety of recreational programming for all ages, fitness facilities, as well as flexible space for meetings or events. Multnomah Arts Center 7688 SW Capitol Hwy Provides excellent arts education in the visual and performing arts at an affordable cost to students of all ages. Center offers programs in dance, theatre, music, drawing, painting, ceramics, textiles, printmaking, jewelry/metalsmithing, photography, literary arts and more. Programs run year-round, and scholarships are available. Southwest Community 6820 SW 45th Ave City community center with extensive amenities including Center & Pool basketball court – indoor, community center, fitness room, gymnasium, kitchen – reservable, meeting room – reservable, party room – reservable, rock climbing wall, swimming pool – indoor, weight room, and wireless Internet access. Source: Hillsdale Library web page. July 2011. www.multcolib.org/agcy/hls.html Mittelman Jewish Community Center. July 2011. www.portlandjewishacademy.org Multnomah Arts Center. July 2011. www.multnomahartscenter.org Neighborhood Notes. July 2011. www.neighborhoodnotes.com Portland Parks and Recreation Bureau. July 2011. www.portlandonline.com/parks Southwest Neighborhoods, Inc. July 2011. www.swni.org
3.4.2 POTENTIAL IMPACTS AND KEY ISSUES The following key issues were considered in the impact analysis: Whether important business or residential areas would be disrupted or displaced, or if parts of the community would be isolated because of the project. Whether the project would affect neighborhood groups, community facilities and services, organizations, or circulation patterns. The impacts of the proposed redevelopment on defensibility and potential impacts on crime rates in the area.
3.4.2.1 No-Build Alternative In the short-term the No-Build Alternative would avoid the disruption associated with the resident relocation process. However, because of site deficiencies, some housing units are
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vacant, and without significant rehabilitation more housing units would become uninhabitable in the near future. Piece-meal relocation of the residents would be less efficient and less effective at meeting the needs of residents than an organized systematic relocation resulting from site redevelopment. In the long-term, anticipated impacts of the No-Build Alternative include: Continued stigma for current residents. Continued physical and social isolation from the surrounding community.
3.4.2.2 Hillsdale Terrace Redevelopment The Redevelopment Alternative would have short-term community disruption effects, both adverse and beneficial. The potential adverse effects to the community are temporary in nature, and include: Most or all Hillsdale Terrace residents would be relocated out of the area during project construction. Temporary effects from construction traffic and parking. Possible temporary impacts to surrounding commercial facilities which could experience slightly reduced gross receipts during resident relocations. Potential disruption to formal and informal community groups (including churches) within the ethnic and cultural communities currently on-site. Inconvenience and potential hardship to some disabled and/or senior residents for whom the move could be difficult. Beneficial effects from the Redevelopment Alternative include: Potential long-term increase in use of adjacent commercial facilities from new mixed- income residents. Improved integration into one larger community. A change in Hillside Terrace neighborhood’s socio-economic structure, which could help alleviate the stigma for existing residents. Improved community facilities for Hillside Terrace residents. Improved park space for Hillside Terrace residents. Improved access at SW 26th Avenue. Improved site design and circulation has the potential to lower crime rates and increase the perception of safety.
3.4.3 POSSIBLE MITIGATION MEASURES
3.4.3.1 No-Build Alternative Since the impacts associated with the No-Build Alternative can only be mitigated or rectified by large-scale site redevelopment, no mitigation is proposed.
3.4.3.2 Hillsdale Terrace Redevelopment Home Forward has developed an extensive and comprehensive Relocation Plan that would help reduce the potential impacts from the relocation process. The entire Relocation Plan is, in effect, mitigation for community disruption for this alternative. Key components of the Relocation Plan and CSS include, but are not limited to: Resident outreach, orientation, and regular meetings on relocation; Identifying relocation units that meet residents needs; Specific activities to minimize permanent displacement;
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Relocation logistics and Home Forward staff dedicated to relocation efforts; Youth services; Key partnerships with other service providers; Providing programs designed to prepare residents for relocation; Ready access to housing search; Mentors and support groups: and Employment and training services. Working with Southwest Portland landlords to increase housing options in the area. Working with Portland Public Schools to develop a plan to keep children in their current schools.
3.4.4 ANTICIPATED PERMITS AND APPROVALS None.
3.4.5 CONCLUSION Impacts to Hillsdale Terrace residents from the Redevelopment Alternative may be significant. However, Home Forward believes it can mitigate these impacts by implementing a strategic, comprehensive, and community-based Relocation Plan. This plan focuses on relocating residents to neighborhoods where current services would still be readily accessible. The HOPE VI CSS program and Home Forward staff would provide extensive support for relocated households. Relocation staff would work for a period of three months after relocation is complete to help stabilize families in their new neighborhoods. Because of the proposed development’s impact minimization and mitigation measures, the Redevelopment Alternative is not anticipated to result in significant impacts. There are no significant impacts anticipated to the surrounding community.
3.5 CONSISTENCY WITH LOCAL PLANS
3.5.1 BASELINE CONDITIONS
3.5.1.1 Existing Conditions
Southwest Community Plan The Southwest Community Plan, adopted by City Council in 2000, serves as a framework plan for Southwest Portland neighborhoods, including Multnomah and Hillsdale. The Southwest Community Plan provides guidance for neighborhoods within the district on land use, transportation, public service strategies, environmental protection, housing and public safety.
City of Portland Comprehensive Plan The Comprehensive Plan is the City of Portland’s broadest and most inclusive policy document. It addresses land use, public facilities, infrastructure, and natural resource issues. It is an adopted plan that serves as a blue print for future growth and development across the city. This section addresses Goal and Policies first and the Plan Map designations separately.
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Comprehensive Plan Goals and Policies: The Comprehensive Plan outlines 12 broad goals relating to land use, public facilities, and urban design. Specific policies and objectives are articulated for each of the goals. Of the 12 goals, the following 7 set a general framework for the Hillsdale Terrace development. Goal 3: Neighborhoods. Preserve and reinforce the stability and diversity of the city’s neighborhoods while allowing for increased density in order to attract and retain long-term residents and businesses and ensure the City’s residential quality and economic vitality. Goal 4: Housing. Enhance Portland’s vitality as a community at the center of the region’s housing market by providing housing of different types, tenures, density, sizes, costs, and locations that accommodate the needs, preferences, and financial capabilities of current and future households. One central housing policy the City has adopted is the “no net housing loss” policy. As spelled out specifically in Goal 4.2 of the City’s Comprehensive Plan, the City must: “Retain housing potential by requiring no net loss of land reserved for, or committed to, residential, or mixed-use. When considering requests for amendments to the Comprehensive Plan map, require that any loss of potential housing units be replaced.” Another specific objective is that the City work in partnership with Home Forward to preserve the stock of housing available at rent levels affordable to extremely low- income and very low-income households. Goal 6: Transportation. Provide for and protect the public’s interest and investment in the public right-of-way and transportation system by encouraging the development of a balanced, affordable, and efficient transportation system consistent with the Arterial Streets Classifications and Policies by: Providing adequate accessibility to all planned land uses; Providing for the safe and efficient movement of people and goods while preserving, enhancing, or reclaiming neighborhood livability; Minimizing the impact of inter-regional and longer distance intra-regional trips on city neighborhoods, commercial areas, and the city street system by maximizing the use of regional traffic ways and transit ways for such trips; Reducing reliance on the automobile and per capita vehicle miles traveled. Guiding the use of the city street system to control air pollution, traffic, and livability problems; and, Maintaining the infrastructure in good condition. Goal 9: Citizen Involvement. Improve the method for citizen involvement in the ongoing land use decision-making process and provide opportunities for citizen participation in the implementation, review, and amendment of the adopted Comprehensive Plan.
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Goal 11: Public Facilities. Provide a timely, orderly, and efficient arrangement of public facilities and services that support existing and planned land use patterns and densities. Goal 12: Urban Design. Enhance Portland as a livable city, attractive in its setting and dynamic in its urban character by preserving its history and building a substantial legacy of quality private developments and public improvements for future generations. Comprehensive Plan Map Designations The City’s Comprehensive Plan designations are different from zoning designations because they articulate where and to what extent zoning changes may occur. The Comprehensive Plan Designation for Hillsdale Terrace is low density residential (R2), which mirrors the zoning designation for the site. For more information, see the section on Land Use and Zoning.
City of Portland Transportation Systems Plan and the Metro Regional Transportation Plan Portland’s Transportation Systems Plan (TSP) outlines the City’s 20-year plan for making transportation improvements throughout the city. This plan is a component of the City’s Comprehensive Plan and must comply with both regional and state transportation planning requirements. The City of Portland's Capital Improvement Plans include a Neighborhood Livability Program. This program includes projects that enhance neighborhood livability by creating safer local streets for the enjoyment of its residents and improving accessibility to neighborhood destinations such as schools, parks, transit stops, and local commercial areas. This program also promotes walking and bicycling as alternatives to the automobile for local destinations. The Hillsdale Terrace redevelopment is also subject to regional requirements outlined in Metro’s Regional Transportation Plan as they relate to connectivity and street spacing. Several transportation planning objectives contained in the City’s TSP are relevant to the Hillsdale Terrace development site. They include the following objectives: Support the development of pedestrian facilities, including safe crosswalks, identified in the Pedestrian Master Plan and the SW Trailsmaps on arterials and local streets, at major intersections and bus stops, on unimproved rights-of-way, and across public and private lands where appropriate to provide connections between residential areas and activity centers. Improve intradistrict and interdistrict transit service in the peak and off peak periods to serve residential areas, town centers, main streets, and activity centers, particularly those in the Southwest district, and add transit facilities and pedestrian ways to enhance access to transit. Support major institutions in neighborhoods, including Oregon Health Sciences University, Portland Community College, and Lewis and Clark College, by encouraging the provision of high-quality transit service and facilities to serve them. Develop additional pedestrian facilities within the Hillsdale and Multnomah Pedestrian Districts.
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Specific projects near the development site and identified in the Metro Regional Transportation Plan include the following: Capitol Hwy: Multnomah to Taylors Ferry Rd - engineering analysis to develop concept plans in preparation of preliminary engineering to expand the two vehicular travel lanes to include bike lanes, sidewalks, and stormwater treatment.
Portland Parks 2020 Vision Report Portland Parks and Recreation's 2020 Vision Report is the City’s master plan for parks. It addresses the City’s vision, guiding principles, issues, and opportunities that direct planning priorities for parks, open spaces, natural areas, and community centers. Residents of Hillsdale Terrace would have access to the parks and recreational facilities contained in Southwest Portland. The following issues, needs, and recommendations are derived from the subarea reports incorporated into the 2020 Vision for Parks. The hilly topography, lack of improved streets and poor street connectivity in Southwest make access to parks difficult in many areas. Increased visitation to the many natural areas may produce environmental impacts that would result in the decline of the health and integrity of the habitat. The urban forest canopy on private property is sparse and aging. There is a lack of diversity in the tree species in the right-of-way, and limited opportunities to plant trees on unimproved streets. Recommendations included in these reports include the following: Work cooperatively with community volunteers, watershed councils and other resource agencies to protect and restore important resources such as Tryon Creek, Fanno Creek and Stephens Creek. Educate and inform residents about the value of natural resources, including urban forest assets on private property. Encourage the planting of new trees to replace the declining canopy on private property.
Portland Housing Bureau’s Consolidated Plan 2005 – 2010 The purpose of Portland's Housing Bureau is to secure and strengthen the livability of the City's lower-income neighborhoods. The Consolidated Plan 2005-2010 is both a combined housing and community development plan and an application to HUD for funds available to cities and counties under four formula grant programs. The overriding goals for the plan require that its strategies benefit low-income and very low-income people. The 2005-2010 Plan represents the fourth five-year cycle of coordinated planning that began with the Comprehensive Housing Affordability Strategies (CHAS) adopted in 1991 by the Portland Consortium (City of Portland, City of Gresham, and Multnomah County). HUD requires that the Portland Consortium establish three priorities for the allocation of federal resources. The priorities are in descending order. Overall, the jurisdictions of the Consortium allocate the greatest amount of federal resources to Priority One, and the least to Priority Three. Within each priority, programs focus on populations with the greatest barriers. The three priorities are: 1. Increasing the range of housing opportunities affordable to households with incomes at or below 50% of the area’s Median Family Income (MFI) 2. Preventing and ending homelessness 3. Assisting adults and youth to improve their economic condition
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Metro Urban Growth Management Functional Plan Metro is the regionally elected government for the 24 cities and 3 counties that make up the Portland metropolitan region. Metro administers and coordinates state land use planning requirements for its jurisdictions and has adopted a set of requirements that cities and counties must follow in their local planning efforts. The Urban Growth Management Functional Plan (Functional Plan) places specific planning requirements on local jurisdictions. Functional Plan provisions address growth targets, parking policies, employment and industrial areas, transportation accessibility, housing affordability, and water quality/flood management. While these 11 provisions generally apply to jurisdictions rather than to individuals, three are particularly relevant to this project. Title 1: Requirements for Housing and Employment Accommodation In the interest of promoting more efficient land use, Title 1 sets specific job and household targets for each city and county in the Metro region. Cities and counties must demonstrate that the level of development permitted by their comprehensive plans and implementing ordinances would not impede them from achieving the job and household target assigned to them. In addition, minimum densities are required for all residential uses. Cities and counties may not approve a development application (e.g., subdivision) unless it accommodates at least 80 percent of the maximum number of dwelling units per net acre permitted by the zoning designation. The City of Portland has been acknowledged by Metro as being in compliance with the requirements of the Functional Plan. Title 6: Centers, Corridors, Station Communities and Main Streets Title 6 of the Functional Plan is part of Chapter 6.4 of Metro’s adopted 2000 Regional Transportation Plan (RTP). This chapter outlines transportation planning requirements that Metro jurisdictions must incorporate into their local Transportation System Plans (TSPs), including: level-of-service standards, modal split targets, consistency with the regional functional classification system, and design standards for street connectivity. Most relevant to this project is the last element, design standards for street connectivity. As described in the RTP, cities and counties in the Metro area must identify all contiguous parcels of residential or mixed-use vacant and redevelopable land that are 5 acres or greater in size and prepare a future street-plan map for these areas. The future street-plan map should identify areas planned for future street connections and should be adopted into the jurisdiction’s comprehensive plan. Title 7: Housing Choice Title 7 of the Functional Plan aims for cities and counties in the Metro region to provide opportunities for housing that is affordable to all income levels. Cities and counties are required to fulfill the following objectives: Adopt a voluntary Affordable Housing Production Goal. This goal is intended to gauge each jurisdiction’s progress. Adopt comprehensive plan changes that ensure a diverse range of housing types, maintain the existing supply of affordable housing, increase opportunities for new affordable housing, and increase opportunities for households of all income levels to live within their individual jurisdictions in affordable housing. Each local government determines how these are accomplished.
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3.5.1.2 Assumptions The following assumptions were used to guide the impact analysis and, if necessary, mitigation development: Hillsdale Terrace redevelopment would comply with all plans and policies.
3.5.2 POTENTIAL IMPACTS AND KEY ISSUES The following list includes potential issues regarding consistency with local plans that were considered in the impact analysis: Can the redeveloped site achieve the increased tree canopy goal of the 2020 Parks Vision Plan? Would the site design be consistent with the Community Plan, which calls for designs in public development that encourage a secure, safe and diverse environment in harmony with the natural character of Southwest Portland? Would the redeveloped site provide for protection of historic resources? Would the redevelopment comply with Housing Goal 4.2 of the Comprehensive Plan, which calls for no net loss of housing? Would the redevelopment protect the natural functions and values of Stephens Creek?
3.5.2.1 No-Build Alternative
Southwest Community Plan The No-Build Alternative does not support the policies and objectives of the Southwest Community Plan, which call for compatibility of new development with Southwest Portland's positive qualities and encourage innovative designs in public and private development that are in harmony with the natural character of Southwest Portland. The objective of preserving historic resources does not apply since no development action would be taken.
City of Portland Comprehensive Plan The No-Build Alternative does not support the goals and policies of the Comprehensive Plan. The Comprehensive Plan specifically calls for preserving and reinforcing the stability of neighborhoods and the preservation of a range of housing options available to residents including temporary shelters, transition housing, and permanent housing. Under the No- Build Alternative, needed permanent supportive housing would not be constructed. The Citizen Involvement goal does not apply to the No-Build Alternative since no development action would be taken.
City of Portland Transportation System Plan and Metro Regional Transportation Plan The No-Build Alternative does not enhance neighborhood livability by creating safer local streets or improving accessibility to neighborhood destinations.
Portland Parks 2020 Vision Report The No-Build Alternative does not address the Portland Parks Vision, which calls for additional park sites and tree planting. Under the No-Build Alternative, no new passive or active recreation spaces would be built.
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Portland Housing Bureau’s Consolidated Plan 2005-2010 The No-Build Alternative does not meet the goals of this plan to increase the range of affordable housing opportunities and assist adults and youth to improve their economic condition.
Metro Urban Growth Management Function Plan The No-Build Alternative may not meet the requirements of Title 1 of this plan as no new development is planned under this alternative and it does not help the City meet the density requirements of Title 1. The No-Build Alternative does not increase the supply of affordable housing or the range of housing types.
3.5.2.2 Hillsdale Terrace Redevelopment
Southwest Community Plan The Hillsdale Terrace Redevelopment Alternative better addresses the Community Plan objectives than the No-Build Alternative. The redevelopment would transform an existing, distressed public housing site into a mixed-income community that is physically and socially connected to the surrounding neighborhood and would provide new public housing and a range of rental opportunities for low- and moderate-income individuals, families and seniors. The Redevelopment Alternative would also manage stormwater effectively and sustainably, and be efficient and environmentally sustainable during redevelopment and operations
City of Portland Comprehensive Plan The Hillsdale Terrace Redevelopment Alternative better addresses the Comprehensive Plan goals than the No-Build Alternative. It would bring increased density to the site, and increase the quality and diversity of residential units available in the neighborhood. It would also help ensure that housing stock is available to extreme- and very-low income households. Citizen Involvement has been an integral part of the planning and design of the Redevelopment Alternative, and a citizen advisory committee has advised Home Forward throughout the design process. This alternative would replace all the public facilities on site and provide a more efficient use of those public facilities by increasing the on-site density. The Urban Design goals would be met by creating more attractive residential units and site design.
Portland Parks 2020 Vision Report The Redevelopment Alternative helps implement the Portland Parks 2020 Vision. Included in this proposed development is a private open green space that would be owned by Home Forward and designed specifically to meet the needs of Hillsdale Terrace residents. Existing mature, native trees would be preserved to the extent possible. In addition, trees would be planted on site consistent with the City of Portland Tree Ordinance. New stormwater treatment measures will be implemented, which would improve water quality in downstream areas of Stephens Creek.
Portland Housing Bureau’s Consolidated Plan 2005-2010 The Redevelopment Alternative meets PHB’s goals of providing decent housing and a suitable living environment. This proposed development would create new residential development intended to meet the needs of diverse households. The site plan is intended to
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increase livability by increasing safety on site, creating shared open space for recreation, and bringing increased community services to the site.
Metro Urban Growth Management Function Plan The Redevelopment Alternative helps the city meet the requirements found in the Functional Plan. This alternative increases the density on the site, thus helping the City meet its housing requirements. It also increases the supply of affordable housing in the city by adding additional low-income housing tax credit (LIHTC) units.
3.5.3 POSSIBLE MITIGATION MEASURES
3.5.3.1 No-Build Alternative The No-Build Alternative does not meet the policies and goals of adopted plans. The existing Hillside Terrace, which is subject to severe structural problems, site drainage issues and obsolete and poorly functioning utilities, would continue to degrade under the No-Build Alternative. Mitigation to address the facility’s poor functioning (drainage improvements, replacement of failing utilities, structural upgrades) would be potentially lengthy and expensive.
3.5.3.2 Hillsdale Terrace Redevelopment No mitigation required.
3.5.4 ANTICIPATED PERMITS AND APPROVALS The plans described above are implemented through the municipal code. Permits and approvals would be sought through development review by the City of Portland.
3.5.5 CONCLUSION The goals of the plans outlined above are better met by the Redevelopment Alternative than the No-Build Alternative.
3.6 CONSTRUCTION Short-term or temporary construction related effects are analyzed for each environmental topic. Please refer to the respective environmental topics in the project’s Baseline Conditions Report for a discussion of relevant laws and regulations, analysis areas, data collection and analysis methods, impact thresholds and mitigation approach. In this EA document, short-term impacts are discussed within each environmental topic section and then summarized in this separate section addressing only potential construction related impacts. For the impact analysis, a general construction plan was provided to all subject matter experts for consideration. A specific construction plan will be developed during the final design stage to establish the limits of various construction phases, staging areas, and construction contracts, estimated schedule and duration, and appropriate sequencing. At the current stage of development planning, not all details of construction methods and timing are known. The construction activities to be analyzed are intended to be representative of likely construction methods and staging schemes that would allow
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contractors reasonable access to construction areas. The evaluation of construction impacts identified where any major impacts could occur and how they could be mitigated. To make a reasonable assessment of possible short-term construction impacts, an understanding of the key elements of the construction process is necessary. The entire site would be closed during construction. The first construction phase would include demolition, clearing, and grading. In locations where clearing and grading would occur, underground utilities not scheduled for replacement may need to be relocated during the grading phase. Following clearing and grading, the next phase of construction would include reconstructing utilities, streets, sidewalks, and structures. The following BMPs would be used during construction: Establish a call-in phone number for concerns and complaints about construction. Create a primary public contact (with appropriate backup) for construction issues and provide that person the authority to resolve minor issues immediately. Communicate directly and frequently with agencies, neighbors and businesses impacted by construction, including advance notice of any construction-related changes in access or utility service. Prepare a Conduct of Construction Plan to address neighborhood concerns about construction. Provide clear signage to communicate temporary access to residences, businesses, and services (if necessary). For each environmental element in this EA, appropriate additional BMPs or mitigation measures to be employed during construction are described.
3.6.1 CONSTRUCTION NOISE AND VIBRATION Redevelopment of the Hillsdale Terrace public housing site would be subject to the Oregon Administrative Rules (OAR) 340 Division 35 Noise Control Regulations. However, subparagraph (5)(g) of OAR 340-035-0035 exempts noise that originates on construction sites. The Redevelopment Alternative would also be subject to the City of Portland’s Title 18.10.060 (Maximum Permissible Sound Levels – Construction Activities and Equipment). This regulation states that noise from construction activities shall not exceed 85 dBA at 50 feet (15.2 meters) from the source. This standard does not apply to trucks, pile drivers, pavement breakers, scrapers, concrete saws, or rock drills during the daytime hours of 7 a.m. to 6 p.m. Between 6 p.m. and 7 a.m. weekdays, 6 p.m. Saturday to 7 a.m. Monday morning, and on legal holidays there are no exceptions for construction equipment, except by variance or for emergencies. All equipment is required to have sound control devices no less effective than those provided on the original equipment, and no equipment may have unmuffled exhaust. All equipment must comply with pertinent equipment noise standards of the U.S. Environmental Protection Agency (EPA). There are no local, state, or federal regulations governing the vibration resulting from short- term construction activity.
3.6.1.1 Potential Impacts and Key Issues Deconstruction of the existing site and construction of the new housing development may cause localized, short-duration noise impacts. These impacts can be minimized by using standard techniques for the control of noise sources during construction. Construction
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equipment noise is usually measured at 50 feet (15.2 meters) from the source and some typical levels are shown in Table 3.6.1. Typically, construction equipment noise levels decrease at approximately 6 decibels per doubling of distance provided there is a clear line of sight to the equipment. For example, a bulldozer creating 80 dBA of noise at 50 feet (15.2 meters) would have an observed value of 74 dBA at 100 feet (30.5 meters) and 68 dBA at 200 feet (61.0 meters).
Table 3.6.1. Typical Construction Equipment Noise (dBA)
Range of Noise Levels at 50 Types of Activities Types of Equipment Feet Materials Handling Concrete pumps 81-83 Cranes (movable) 76-87 Cranes (derrick) 86-88 Stationary Equipment Pumps 69-71 Generators 71-82 Compressors 74-87 Impact Equipment Pneumatic wrenches 83-88 Grading Scraper 80-93 Bulldozer 77-96 Paving Paver 86-88 Dump truck 82-94
Source: U.S. Environmental Protection Agency, 1971.
Construction may entail crushing and recycling existing concrete for reuse as fill on-site or off-site; the location for this construction activity is not yet determined. Vibration refers to ground-borne noise and perceptible motion. Vibration is an oscillatory motion that is usually described in terms of peak particle velocity (PPV) for structural impacts, but in root mean square (RMS) amplitude for evaluating human responses. Vibration velocity level (Lv) is described in decibels relative to a reference level of 10-6 inches per second. The operation of construction equipment can cause ground vibrations that can affect nearby buildings to varying degrees. The amount of vibration caused depends on the equipment and methods employed. Ground vibrations from construction activities very rarely reach levels that can damage structures, but may reach audible and perceptible levels in buildings very close to the site. Table 3.6.2 shows some common vibration sources and corresponding effects at 25 feet caused by construction equipment.
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Table 3.6.2. Vibration Source Levels for Construction Equipment
Equipment Approximate Lv* at 25 Feet Upper range 112 Pile Driver (impact) Lower range 104 Upper range 105 Pile Driver (vibratory) Lower range 93 Large bulldozer - 87 Loaded trucks - 86 Jackhammer - 79 Small bulldozer - 58
Source: Michael Minor and Associates, Inc. October 2011.
Some ground-borne vibration may occur as a result of construction, although the construction activities that would likely take place are not those that would create significant vibration. Existing housing would be removed during deconstruction, therefore, those vibration-sensitive receivers closest to the construction activities that have the greatest potential to be affected by construction-related vibration would be vacated and demolished before reconstruction of the site begins.
3.6.1.2 Possible Mitigation Measures The construction manager / general contractor (CM/GC) would self-monitor noise levels to ensure compliance with City of Portland regulations. It is not yet known whether rock crushing will occur on- or off-site. Prior to beginning any work on the site, site work contractors will measure noise levels at 50 feet from adjacent residential uses. If the maximum 1-second RMS (L max) exceeds the City of Portland’s established limit of 85 dBA, rock crushing activities will be moved to an appropriate off-site industrial facility. If crushing is done on site, the CM/GC would water down the site to control dust. The crushing machine would be located as far from surrounding residential and commercial neighbors as possible and would only be operated between the hours of 7:30 a.m. and 5:30 p.m. All contractors would be required to comply with all applicable local regulations, including the City of Portland’s Title 18.10.060 noise regulation, which is designed to minimize construction-related noise impacts. The following standard construction noise abatement measures may be included in the development specifications to reduce the impact of construction noise: No construction shall be performed on Sundays, legal holidays, or between the hours of 6:00 p.m. and 7:00 a.m. on other days, without the approval of the construction project manager and a noise variance from the City of Portland. All equipment used shall have sound-control devices no less effective than those provided on the original equipment. No equipment shall have un-muffled exhaust. All equipment shall comply with pertinent equipment noise standards of the U.S. Environmental Protection Agency. If a specific noise impact complaint is received during construction of the project, the contractor may be required to implement one or more of the following noise abatement measures at the contractor’s expense, as directed by the project manager:
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Locate stationary construction equipment as far from nearby noise-sensitive properties as feasible. Shut off idling equipment. Reschedule construction operations to avoid periods of noise annoyance identified in the complaint. Notify nearby residents whenever extremely noisy work would be occurring. Install temporary or portable acoustic barriers around stationary construction noise sources.
3.6.1.3 Anticipated Permits and Approvals Contractors would be required to comply with all applicable local regulations, including the City of Portland’s Title 18.10.060 noise regulation, which is designed to minimize construction-related noise impacts.
3.6.2 DISRUPTION OF PUBLIC UTILITIES AND SERVICES DURING CONSTRUCTION This section addresses potential disruptions of franchise utilities to residents and businesses during construction including, but not limited to electric, natural gas, telephone and data services.
3.6.2.1 Potential Impacts and Key Issues There would be temporary impacts on utilities during construction. All utility services to the multi-family housing on the existing site would be terminated following relocation of all residents and prior to demolition. The CM/GC would maintain services to the site necessary to facilitate construction. Services to surrounding properties would be maintained throughout the construction phase. If utilities that serve neighboring properties are located in easements on the subject site, it may be necessary to relocate utilities to facilitate the construction of new site development and buildings. Some franchise utility work would occur in adjacent public rights-of-way.
3.6.2.2 Possible Mitigation Measures Prior to the start of work that impacts utilities to surrounding properties or utilities in adjacent rights-of-way, Home Forward would contact potentially affected neighbors. Legal descriptions of easements would be updated as necessary. During construction, the CM/GC would follow neighborhood contact protocols described in the Conduct of Construction Plan to keep potentially affected neighbors informed of scope and schedule. The CM/GC would coordinate breaks in service with utility providers.
3.6.2.3 Anticipated Permits and Approvals Demolition and site development, including new utilities, would be permitted by the City of Portland’s Bureau of Development Services. Franchise utility work would be coordinated with and approved by the utility provider.
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3.6.3 DISPOSAL OF DEBRIS This section addresses how construction debris and spoils would be disposed of in accordance with all laws, regulations, and rules imposed on disposal of materials such as lead, asbestos, underground storage tanks, etc.
3.6.3.1 Potential Impacts and Key Issues Demolition and construction would generate large quantities of construction debris and recycling that must either be reused on site or removed from the site. It is Home Forward’s goal, to the extent possible, to recycle construction debris for re-use. Construction would likely entail crushing and recycling of existing concrete for re-use as fill onsite. Home Forward has conducted a Phase I Environmental Site Assessment (ESA) to determine the potential for existence of contaminants on site. The evaluation was conducted using American Society for Testing Materials (ASTM) standards and concluded that the primary site issues were the possible presence of: Lead in paint and potentially in soils Suspected asbestos-containing materials (ACMs) were observed on the property in the form of floor tiles, wallboard and popcorn ceilings. Gas station fuel tanks on an adjacent property Due to its proximity and topographically upgradient location relative to the site, the potential existed for migration of petroleum products from the former automobile fueling station to the Hillsdale Terrace site. As a result of these concerns, in September 2011, Home Forward conducted a Phase II ESA to explore for evidence of whether a release at the former service station resulted in the migration of significant and widespread volatile organic compound (VOC) concentrations onto the Hillsdale Terrace site. No VOCs were detected in the groundwater sample. VOCs were detected in the soil gas sample, but at concentrations below levels of concern. Based upon the results of the limited Phase II ESA, No mitigation measures would be required for the former fueling station site.
3.6.3.2 Possible Mitigation Measures All construction debris and spoils from the construction activities would become the responsibility of the contractor as provided by the contract for the work. BMPs would ensure that construction-related impacts would be minimized. The CM/GC would be required to dispose of this material in conformance with all laws, regulations, and rules legally imposed on disposal of such materials. The CM/GC would be required to dispose of the materials in a permitted, commercial landfill, or obtain written permission from the property owner or contract purchaser of the land upon which construction spoils are deposited. It is expected that the volume of debris could be accommodated at existing disposal sites. If rock crushing were to occur on-site, the contractor would water down the site to control dust. The crushing machine would be located as far from surrounding residents and commercial businesses as possible and would only be operated between the hours of 7:30 a.m. and 5:30 p.m.
3.6.3.3 Anticipated Permits and Approvals Debris disposal would conform with BMPs and all City of Portland regulations.
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3.6.4 CONSTRUCTION IMPACTS TO WATER QUALITY This section addresses potential construction impacts to water quality from erosion during construction or accidental release of fuels or other substances into the groundwater.
3.6.4.1 Potential Impacts and Key Issues Buildings would be disconnected from the underground stormwater disposal system during the demolition phase. All landscaping materials would be removed during construction. This may cause erosion on hillsides prior to completion of regrading. 100% of stormwater would be managed on site during construction. On-site fuel storage is not anticipated during construction. Spills from construction equipment are possible.
3.6.4.2 Possible Mitigation Measures Appropriate BMPs to maintain stabilized hillsides and prevent erosion would be utilized during construction. These procedures are well-documented and, if properly implemented, would result in no sediment leaving the site. The construction contract would limit the amount of open excavation allowed at any one time. Other measures could include barrier beams and silt fences. All construction work would comply with City of Portland development standards and Oregon Department of Environmental Quality development standards. Spill controls would be implemented to prevent the uncontrolled release of equipment fuels and other equipment-related substances or construction materials that could enter downstream receiving waters through stormwater runoff. Staging equipment on an impervious surface may prevent uncontrolled release into the groundwater. With implementation of these controls, no adverse impacts on water quality are expected.
3.6.4.3 Anticipated Permits and Approvals A 1200-C Permit from Bureau of Developmental Services for erosion and sediment control is required for disturbance greater than one acre. The City of Portland’s Bureau of Development Services would review the development for compliance with BES Stormwater Management Manual during the building permit review process.
3.6.5 AIR QUALITY IMPACTS DURING CONSTRUCTION This section addresses potential air quality impacts during construction such as dust and traffic flow in the project area.
3.6.5.1 Potential Impacts and Key Issues Construction may entail crushing and recycling existing concrete for reuse as fill on-site or off-site; the location for this construction activity is not yet determined. The potential air quality impacts of construction include the generation of dust from site clearing, excavation, grading, and recycling of materials as well as impacts due to construction vehicles. The demolition of the existing structures would result in a large
December 2011 Hillsdale Terrace Redevelopment 3-39 Environmental Assessment Home Forward Portland Housing Bureau U.S. Department of Housing and Urban Development
amount of material that would either be recycled on site or removed using a number of heavy trucks. Demolished materials may be contaminated with asbestos or another heretofore unknown contaminant. Construction of concrete structures may have associated dust-emitting sources, such as concrete mixing operations. Traffic congestion caused by construction activities and disruption increases idling times and reduces travel speeds resulting in increased vehicle emission levels.
3.6.5.2 Possible Mitigation Measures Contractors must comply with requirements under OAR-340-208 Visible Emissions and Nuisance Requirements that state that reasonable precautions to prevent particulate matter (dust) from becoming airborne must be taken during construction activities. Such reasonable precautions may include but not be limited to the use, where possible, of water or chemicals for control of dust during demolition of existing buildings or structures, construction operations, road grading, or land clearing. If rock crushing were to occur on-site, the contractor would water down the site to control dust. The crushing machine would be located as far from surrounding residents and commercial businesses as possible and would only be operated between the hours of 7:30 a.m. and 5:30 p.m. Contractors clearing asbestos or another heretofore unknown airborne hazardous material from any structure being demolished must comply with the standards in 40CFR61 National Emission Standards for Hazardous Air Pollutants, and OAR 340-248 Asbestos Requirements. The neighborhood is concerned about the air quality effects of deconstructing existing structures and constructing new structures at the site, particularly as they may affect the incidence of asthma in the area. Home Forward would require the CM/GC to work with the Community Advisory Committee (CAC) to discuss neighbors’ concerns about potential construction-related impacts, ideas for minimizing and avoiding those impacts, and to develop the Conduct of Construct Plan. This Conduct of Construction Plan would include mitigation measures to keep any air quality impacts related to construction activities to a minimum.
3.6.5.3 Anticipated Permits and Approvals An ACDP may be required if a natural gas-fired boiler is installed on site, depending on the size of the unit according to OAR 340-216. The mechanical contractor may be required to obtain ACDPs during the construction phase of the project.
3.6.6 SAFETY AND SECURITY DURING CONSTRUCTION This section addresses safety and security issues associated with construction.
3.6.6.1 Potential Impacts and Key Issues Adequate safety and security during construction would be provided through the requirements of the construction contract. The CM/GC would be required to provide a safety plan, a construction staging plan, and temporary protection and direction of traffic plan.
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3.6.6.2 Possible Mitigation Measures Mitigation for safety and security impacts resulting from construction would be provided through the requirements of the construction contract.
3.6.6.3 Anticipated Permits and Approvals None anticipated.
3.6.7 DISRUPTION OF BUSINESSES DURING CONSTRUCTION This section addresses disruption to businesses in the project area during construction.
3.6.7.1 Potential Impacts and Key Issues The Hoot Owl Market, located at the intersection of Capitol Highway and Vermont Street, is patronized by the residents of Hillsdale Terrace. During the relocation phase, Hillsdale Terrace residents would shop elsewhere.
3.6.7.2 Possible Mitigation Measures All subcontractors working on site would be encouraged to support local businesses that provide goods and services. The CM/GC would circulate a list of businesses to all subcontractors. Construction sites typically create a short term increase in the revenues of local restaurants and markets.
3.6.7.3 Anticipated Permits and Approvals None anticipated.
3.6.8 ECONOMIC IMPACTS OF CONSTRUCTION This section addresses potential economic impacts from construction including job creation and economic activity generated during construction.
3.6.8.1 Potential Impacts and Key Issues Redevelopment of the existing site would result in the creation of construction jobs. The associated construction investment and activity would result in increased economic output, income, and jobs for the local economy. Federal employment provisions require that funds from federal projects be used to employ residents of the local area. These funds must be spent in a manner that employs residents of the affected community and the local surrounding community. Furthermore, Home Forward requirements stipulate that a minimum of 20 percent of funds used for construction be dedicated toward women- or minority-owned businesses or emerging small businesses. A market study of this proposed redevelopment has estimated that construction activities alone would generate additional employment and economic activity. Initially, this would occur through jobs created for building contracts, electricians, architects, and engineers. In addition, this development would generate economic activity in other sectors of the economy through a multiplier effect. Each one million dollars in residential construction spending in Portland is estimated to generate approximately 3.0 jobs and $89,300 in wages in the wholesale and retail trade sectors. Given the current construction estimate of $47 million, these multipliers suggest that the development may generate approximately 141 jobs and $4.2 million in wages.
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Construction could have a short-term, beneficial impact to area businesses. As noted in Section 3.6.7, all subcontractors working on site would be encouraged to support local businesses that provide goods and services. Home Forward requires the CM/GC to circulate a list of businesses to all subcontractors and, based on previous construction project experiences, local restaurants and markets typically benefit from a short term increase in revenues.
3.6.8.2 Possible Mitigation Measures None anticipated.
3.6.8.3 Anticipated Permits and Approvals None anticipated.
3.6.9 CONCLUSION TO CONSTRUCTION Construction-related impacts and mitigation are listed above under each element. Given the mitigation that is proposed, significant construction impacts are not anticipated.
3.7 ECOLOGICALLY SENSITIVE AREAS This section examined whether the redevelopment would cause impacts to natural features such as woodlands, marshes, lakes, or streams that require protection.
3.7.1 BASELINE CONDITIONS
3.7.1.1 Existing Conditions The analysis area includes areas subject to the City of Portland’s Environmental Overlay zones and habitats identified under Metro’s Nature in Neighborhoods. These areas include Stephens Creek and its adjacent riparian zone located approximately 50 feet east of the west site boundary and extending eastward. Historically, the channel of Stephens Creek extended through the Hillsdale Terrace site. The stream channel was piped and filled during construction of the facility in 1968. Stormwater discharge from Hillsdale Terrace to downstream areas of Stephens Creek receives minimal treatment. Three small, unnamed tributaries of Fanno Creek and their associated riparian areas are located approximately 1,000 feet north of the site. The remainder of the analysis area consists primarily of commercial and residential landscaping with scattered trees and shrubs, typical of urban ecosystems..
3.7.1.2 Assumptions The following assumptions were used to guide the impact analysis and, if necessary, mitigation development: Headwater streams and riparian systems are present within one-half mile of the site. The remainder of the analysis area contains typical urban wildlife, including trees, landscape plants, and woody and herbaceous plants. The proposed action would protect trees that are in good condition where possible, and the site would be replanted to meet the City of Portland's landscape requirements.
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3.7.2 POTENTIAL IMPACTS AND KEY ISSUES The following list includes potential issues that were considered in the impact analysis: Would the project adversely affect or benefit state or federally protected species or species of concern? Would the project adversely affect or benefit critical habitat? Would the project create environmental conditions which might threaten the survival of native plant community habitats? Would the project create conditions favorable to nuisance species?
3.7.2.1 No-Build Alternative Ecologically sensitive areas would not be affected or improved under the No-Build Alternative.
3.7.2.2 Hillsdale Terrace Redevelopment A number of large native trees would be removed under the Redevelopment Alternative. However, this alternative may provide an opportunity for ecosystem enhancement by integrating green spaces into the site design and replanting trees consistent with the City of Portland’s tree ordinance. New stormwater treatment measures will be implemented, which would improve water quality in downstream areas of Stephens Creek.
3.7.3 POSSIBLE MITIGATION MEASURES
3.7.3.1 No-Build Alternative No mitigation measures are required under this alternative.
3.7.3.2 Hillsdale Terrace Redevelopment Tree removal would be addressed in a manner consistent with the City of Portland's tree ordinance. Stormwater management and erosion control BMPs would be employed to prevent impacts to downstream waters and riparian areas.
3.7.4 ANTICIPATED PERMITS AND APPROVALS City of Portland Tree Cutting permit.
3.7.5 CONCLUSION The No-Build Alternative would preserve all trees, and the typical urban ecosystem would be undisturbed. The Hillsdale Terrace Redevelopment Alternative would remove existing trees, and trees would be replanted to meet City of Portland regulations. Additionally, the new site design may provide an opportunity for ecosystem enhancement by integrating green spaces and tree plantings.
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3.8 EMERGENCY HEALTH CARE, FIRE, AND POLICE SERVICES
3.8.1 BASELINE CONDITIONS
3.8.1.1 Existing Conditions
Emergency Response Roadway Classifications The Hillsdale Terrace site is located off of SW Capitol Highway, which is classified as a major emergency response route (Figure 3.8-1). Major emergency response streets are intended to serve primarily the longer, most direct legs of emergency response trips. Design treatments on major emergency response streets should enhance mobility for emergency response vehicles by employing preferential treatments. Major emergency response routes are not eligible for traffic slowing devices.
Figure 3.8-1. Emergency Response Roadway Classification
0 1500 FT
Source: Portland Maps Online. www.portlandmaps.com. September 2011.
Fire and Rescue Portland Fire & Rescue (PF&R) provides fire suppression and emergency medical services within the City of Portland, which incorporates approximately 149.5 square miles and a population of 539,333 (U.S. Census Bureau 2000). The agency maintains intergovernmental agreements with all adjacent jurisdictions (e.g., City of Vancouver) for backup emergency
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responses. Hillsdale Terrace is located in Fire Management Area #5 and abuts Fire Management Area #18 (Figure 3.8-2). The nearest fire stations are listed in Table 3.8-1. The existing site has a number of fire hazards related to its outdated electrical and water service. The primary electrical load centers at each building are not grounded and need to be replaced. Outlets in the housing units do not meet current electrical code (for type, spacing or location) or the needs of residents. Duuring yearly HQS inspections, HUD’s UPCS inspectors frequently fail apartments in which residents have spliced lamp cords into outlets to increase access to power. This increases the risk of fire at the property. Residents frequently overload the electrical service and cause circuit breakers to trip. Improving electrical service in the housing units would require the use of exposed conduit on the concrete masonry unit (CMU) walls. Another fire hazard is related to outdated large surface-mounted electric resistance wall heaters used to heatt the housing units. These heaters consume precious square footage and limit furniture placement resulting in residents not being able to maintain adequate clearances around heaters and creating fire risk. Like the electrical systems, plumbing systems are original, severely deteriorated, inefficient, and out of compliance with plumbing code. Residents complain about the chronic low water pressure caused by corrosive mineral build-up that blocks the galvanized steel lines. Underground distribution lines have cracked as buildings have settled. With such poor water service, HAP has never been able to install a fire suppression system required by current building code.
Figure 3.8-2. Fire Management Areas
Hillsdale Terrace
Source: Portland Fire & Rescue. July 2011. www.portlandonline.com/fire
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Table 3.8-1. Nearest Fire Stations
Fire Station Address Station Information Station 05 – 1505 SW DeWitt Street, Built 1960, retrofit in 2003 Hillsdale 97239 6,585 square feet Apparatus comprised of Engine 5 (advanced life support), Rescue 99, and C1 On-duty personnel includes one paramedic officer and three firefighters Serves the Bridlemile, Hillsdale and Hayhurst Neighborhood Associations 1,112 calls for service 07/01/09 – 06/30/10 Station 18 – Temporarily relocated to Built 1960 Multnomah Village 9155 SW Barbur Boulevard 5,758 square feet – construction estimated to Apparatus comprised of Engine 18 (advanced be completed in January life support), Heavy Squad 18, and Brush Unit 2012 18 On-duty personnel includes a company officer, one firefighter paramedic, and two firefighters Serves Marshall Park, Markham, Far Southwest, West Portland Park, Multnomah, Ash Creek, Crestwood and Maplewood Neighborhood Associations 1,582 calls for service 07/01/09 – 06/30/10
Source: Portland Fire & Rescue. July 2011. www.portlandonline.com/fire
Critical emergency alternate access routes within proximity of the Hillsdale Terrace site are SW Capitol Highway and SW Bertha Boulevard. Fire and rescue emergency responses for fiscal year 2003–2004 include 2,528 fire, 38,929 emergency medical services, and 19,215 other responses. Ninety percent of all fire and medical emergency response times for 2004 were within 7.55 minutes (Bunster 2005).
Emergency Medical Emergency medical care is provided in this area by either Oregon Health Sciences University or Providence St Vincent Medical Center, located approximately two and four miles, respectively, from the site. These sites are reasonably accessible by transit except for very late at night. Vehicular access to these sites is good. Taxi services and 911 can be used to reach these sites as well.
Police The Portland Police Bureau’s Central Precinct is bounded by the Portland city limits to the south and west, 39th Avenue and the Willamette River to the east and NW Germantown Road to the north. The precinct incorporates 30.8 square miles and serves a population of 105,564 (City of Portland Police Bureau 2008). Intergovernmental agreements with adjacent jurisdictions (e.g., City of Vancouver) are maintained for emergency backup responses. The precinct office is located at 1111 SW 2nd Avenue in Portland. Crime statistics for the previous 12 months for the vicinity of the project area are included in Figures 3.8-3 through 3.8-6. According to online Portland crime maps, the total number of crimes committed within ½ mile of Hillsdale Terrace within the previous 12 months is between one and 50
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crimes (Figure 3.8-2). Of the total crimes committed in the previous 12 months, the highest percentage are related to theft from autos, vandalism, simple assault, DUII (driving or operating a vehicle while drunk or under the influence of drugs), and disorderly conduct.
Figure 3.8-3. Total Crime Summary (Previous 12 Months) within 1/2 Mile of Hillsdale Terrace
On the left is a map shaded based on the number of total crimes in a half mile grid. Below we've listed crime maps for this area. For more detailed information click on a crime category.
Source: Portland Maps Online. www.portlandmaps.com. July 2011.
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Figure 3.8-4. Part I Crimes within 1/2 Mile of Hillsdale Terrace
Arson - Anny willful burning or attempt to burn a building, motor vehicle, aircraft, or personal property of anotheer. Assault - An attack by one person upon another for the purpose of inflicting severe injury. This type of assault usually is accompanied by the use of a weapon or by means likely to produce death or injury. Burglary - The unlawful entry of a structure (both residential and non-residential) with intent to commit a theft. Homicide - The willful (non-negligent) killing of one human being by another. Larceny - The unlawful taking of property from the possession of another; includes pickpocket, pursesnatch, shoplift, and bike theft. Rape - The carnal knowledge of a female, forcibly and against her will. Attempts are included. Robbery - The taking or attempting to take anything of value from a person or persons by force or threat of force. Theft from Auto - The unlawful taking of motor vehicle contents or parts. Note: Theft from Auto (Car Prowl) is a Larceny. It has been separated from the Larceny category to more easily identify where these crimes occur. Vehicle Theft - The theft or attempted theft of a motor vehicle; includes motorcycles. Graph of Part I Crimes (Half Mile)
38% 17% 1% 5% 12% 18% 6%
Homi Theft from Vehicle Theft
Arson Assault Burglary Larceny Rape Robbery
cide Auto
Source: Portland Maps Online. www.portlandmaps.com. July 2011.
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Figure 3.8-5. Part II Crimes A within 1/2 Mile of Hillsdale Terrace
Drug Laws - Offenses relating to the unlawful possession, sale, use, growing, and manufacturing of illegal drugs. Embezzlement - Misappropriation or misapplication of money or property entrusted to one's care, custody, or control. Forgery/Counterfeit - Making, altering, or possessing of a document or negotiable instrument, or signing another's signature, with intent to defraud. Attempts are included. Fraud - Fraudulent conversion and obtaining money or property by false pretenses. Includes identity theft, confidence games and bad checks, except forgeries and counterfeiting. Prostitution - Sex offenses of a commercialized nature, including assiisting or promoting prostitution. Attempts are included. Sex Crimes - Statutory rape, sodomy, molest, indecent exposure, andd other offenses against common decency. Attempts are included. (Does not include rape or prostitution.) Simple Assault - Assaults and attempted assaults where no weapons are used and which do not result in serious or aggravated injury to the victim. Stolen Property - Buying, receiving, and possessing stolen property, including attempts. Vandalism - Willful or malicious destruction, injury, disfigurement, or defacement of any public or private property, real or personal, without consent of the owner or persons having custody or control. Attempts are included. Weapons Laws - All violations of regulations or statutes controlling the carrying, using, possessing, furnishing, and manufacturing of deadly weapons or silencers. Attempts are included. Graph of Part II Crimes - A (Half Mile)
42% 44%
1% 11%
Drug Embezzlement Forgery/ Fraud Prostitution Sex Simple Stolen Vandalism Weapons
Laws Counterfeit Crimes Assault Property Laws
Source: Portland Maps Online. www.portlandmaps.com. July 2011.
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Figure 3.8-6. Part II Crimes B within 1/2 Mile of Hillsdale Terrace
Curfew - Offenses relating to violations of curfew or loitering ordinances. Disorderly Conduct - Breach of the peace. DUII - Driving or operating any vehicle while drunk or under the influence of liquor or drugs. Gambling - Promoting, permitting, or engaging in illegal gambling. Kidnapping - The substantial interference with another person’s liberty by force, threat, or deceit, with intent to cause them to be detained against their will. Liquor Laws - All state and/or local liquor law violations with the exception of driving under the influence. Federal violations are excluded. Offense Against Family - Nonsupport, neglect, desertion, custodial interference, or abuse of family and children. Attempts are included. Runaway - Runaway juveniles when reported by their parents or guardians. Trespass/Threats/etc. - Includes trespass, blackmail, extortion, bomb threats, stalking, threats/intimidation - including phone threats, shooting in prohibited areas, animal ordinances, and unspecified offenses.
Graph of Part II Crimes - B (Half Mile)
18% 23% 26% 2% 13% 2% 13%
Disorderly DUII Gambling Kidnapping Liquor Offense Against Runaway Trespass/
Curfew
Conduct Laws Family Threats/etc.
Source: Portland Maps Online. www.portlandmaps.com. July 2011.
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3.8.1.2 Assumptions The following assumptions were used to guide the impact analysis and, if necessary, mitigation development: Levels of service for emergency health care, fire and police services would remain stable.
3.8.2 POTENTIAL IMPACTS AND KEY ISSUES The following list includes potential issues that were considered in the impact analysis: Whether emergency health care providers are located within reasonable proximity to the proposed project. Whether ambulance trips to hospitals or other health care centers can be made within reasonable time. Whether project residents / users would require special medical services or skills and would those be available. Whether the proposed project provides adequate access for fire vehicles. Whether the proposed project provides adequate access to police services. Whether available police protection services are adequate to meet the proposed project’s needs. How the project would affect existing crime rates. Whether the proposed project would create a burden on existing emergency services. Whether construction would impede delivery of any emergency health care, fire, or police services.
3.8.2.1 No-Build Alternative
Emergency Access SW Capital Highway, the primary access to SW 26th Avenue, is classified as a major emergency response route. From SW Capital Highway, access to the existing site is via a single road (SW 26th Avenue) that is a cul-de-sac which also provides access to other multi- family residences to the east. The existing site design provides a one-way loop road around the site perimeter with perpendicular and angled parking between the loop road and the residential buildings which are clustered in the center of the site. The existing roadway would not be improved to better facilitate local site connectivity, the narrow interior one- way loop road would continue to impede access for emergency vehicles.
Fire and Rescue Under the No-Build Alternative, rectifying existing fire hazards would require costly improvements to the electrical and water infrastructure. Because Home Forward does not have the financial resources to continue band-aid fixes, units would be removed from service.
Emergency Medical Access to emergency medical care is adequate and would continue to be adequate under the No-Build Alternative.
Police Under the No-build Alternative, no site improvements to improve public safety, such as increased site lighting or monitoring, would occur.
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3.8.2.2 Hillsdale Terrace Redevelopment
Emergency Access Under the Redevelopment Alternative, the one-way loop drive that currently exists would be replaced by a two-way drive and would improve accessibility and visibility, thereby improving access by emergency service providers. During construction, the construction contractor would be required to follow all safety protocols including not impeding emergency service providers on SW Capital Highway, SW 26th Avenue and any other roadways.
Fire and Rescue The Redevelopment Alternative would provide significantly greater fire protection than the No-Build Alternative. Site infrastructure would be improved, providing sufficient water pressure for fire suppression. New buildings would be built to current building codes, providing appropriate electrical service, improved heating systems and, in adaptable units for residents with disabilities, specialized fire devices.
Emergency Medical Access to emergency medical care is adequate and would continue to be adequate under the Redevelopment Alternative. Buildings would be improved to include specialized fire and life safety devices in the 38 single-story ground floor units for residents with disabilities.
Police The site design for the Redevelopment Alternative has incorporated resident and community goals to improve site safety and security including a pedestrian friendly development with greater connectivity to the surrounding neighborhood; a safe environment with clearly defined public and private spaces; architectural design that complements the neighborhood and is not identifiable as low-income housing; and improved accessibility and visitability. The Neighborhood Network Center would include office space for the Portland Police Bureau. The design work has received broad support from residents, the surrounding neighborhood, Portland’s development bureaus, and Portland Police Chief Michael Reese (Home Forward, 2010). The Redevelopment Alternative would improve safety and security better than the No-Build Alternative.
3.8.3 POSSIBLE MITIGATION MEASURES
3.8.3.1 No-Build Alternative Required mitigation measures to improve the physical infrastructure and buildings are not financially feasible.
3.8.3.2 Hillsdale Terrace Redevelopment No mitigation measures are required.
3.8.4 ANTICIPATED PERMITS AND APPROVALS None.
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3.8.5 CONCLUSION Existing emergency health care, fire, and police service provision to the Hillside Terrace site is considered sufficient. The Redevelopment Alternative would allow more efficient emergency service and law enforcement to the site by replacing the existing one-way loop road with a two-way drive aisle around the site. No changes to health care access are anticipated. The Redevelopment Alternative would improve existing fire safety issues through new site infrastructure and buildings and would improve site safety and security concerns with better site design, increased lighting and office space in the Neighborhood Network Center for the Portland Police. No short-term construction impacts are likely to occur.
3.9 ENDANGERED SPECIES The purpose of this analysis is to determine whether the development would impact endangered, threatened, or sensitive species either directly or by changing the habitats.
3.9.1 BASELINE CONDITIONS
3.9.1.1 Existing Conditions Tables 3.9-1 and 3.9-2 show the species that may be located on site or in the vicinity. The analysis area does not contain suitable habitat for any of the species listed below. The species listed by USFWS and ORBIC may occur in nearby natural areas, such as the Willamette River or the Stephens Creek Natural Area, which are more than one mile from the site.
Table 3.9-1. Species Listed by Various Agencies
Scientific Name/Status Common Name Agency
Birds
Strix occidentalis caurina Northern spotted owl USFWS, ODFW Federal LT; State LT
Eremophilia alpestris strigata Streaked horned lark USFWS, ODFW Federal C; State SC
Accipiter gentilis Northern goshawk USFWS, ODFW Federal SOC; State SC
Agelaius tricolor Tricolored blackbird USFWS, ODFW Federal SOC; State SP sensitive-peripheral
Progne subis Purple martin USFWS, ODFW Federal SOC; State SC
Falco peregrinus anatum Peregrine Falcon ODFW State SV
Haliaeetus leucocephalus Bald eagle ODFW State LT
Athene cunicularia hypugaea Western burrowing owl USFWS, ODFW Federal SOC; State SC
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Table 3.9-1. Species Listed by Various Agencies
Scientific Name/Status Common Name Agency
Contopus cooperi Olive-sided fly catcher USFWS, ODFW Federal SOC; State SV
Histrionicus histrionicus Harlequin duck USFWS, ODFW Federal SOC; State SU
Icteria virens Yellow-breasted chat USFWS, ODFW Federal SOC; State SC
Melanerpes lewis Lewis’ woodpecker USFWS, ODFW Federal SOC; State SC
Oreortyx pictus Mountain quail USFWS, ODFW Federal SOC; State SC
Patagioenas fasciata Band tailed pigeon USFWS, ORBIC Federal SOC; ORBIC List 4
Pooecetes gramineus affinis Oregon vesper sparrow USFWS, ODFW Federal SOC; State SC
Fish
Acipenser medirostris Green sturgeon NMFS, ORBIC Federal SOC; ORBIC List 4
Oncorhynchus kisutch Coho salmon (Lower Columbia River) NMFS, ODFW Federal LT; State LE
Oncorhynchus tshawytscha Chinook salmon (Lower Columbia River, Upper Willamette River, Snake River Fall-run, Snake River NMFS, ODFW Federal LT; State SC Spring/Summer-run)
Oncorhynchus tshawytscha Chinook salmon (Upper Columbia River Spring-run) NMFS, ODFW Federal LE; State SC
Oncorhynchus mykiss Steelhead (Lower Columbia River, Snake River Basin, Upper Columbia River, Upper Willamette River, Middle NMFS, ODFW Federal LT; State SC Columbia River)
Oncorhynchus keta Chum salmon (Lower Columbia River) NMFS, ODFW Federal LT; State LT
Oncorhynchus nerka Sockeye salmon (Snake River) NMFS, ODFW Federal LE, State LE
Lampetra tridentata USFWS, ODFW Pacific lamprey Federal SOC; State SV
Oncorhynchus clarki spp Coastal cutthroat trout USFWS, ODFW Federal SOC: State SC
Mammals
Odocoileus virginianus lucurus Columbia white-tailed deer USFWS, ODFW
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Table 3.9-1. Species Listed by Various Agencies
Scientific Name/Status Common Name Agency Federal LE; State SV
Antrozous pallidus pacificus Pallid bat USFWS, ODFW Federal SOC; State SV
Arborimus longicaudus Red tree vole USFWS, ORBIC Federal SOC; ORBIC List 4
Corynorhinus townsendii townsendii Townsend’s western big-eared bat USFWS, ODFW Federal SOC; State SC
Lasionycteris noctivagans Silver-haired bat USFWS, ODFW Federal SOC; State SU
Myotis evotis Long-eared myotis bat USFWS, ODFW Federal SOC; State SU
Myotis volans Long-legged myotis bat USFWS, ODFW Federal SOC; State SU
Myotis yumanensis Yuma myotis bat USFWS Federal SOC
Thomomys bulbivorus Camas pocket gopher USFWS Federal SOC
Reptiles & Amphibians
Actinemys marmorata marmorata North Pacific pond turtle USFWS, ODFW Federal SOC; State SC
Ascaphus truei Coastal tailed frog USFWS, ODFW Federal SOC; State SV
Batrachoseps wrighti Oregon slender salamander USFWS, ODFW Federal SOC; State SU
Plethodon larselli Larch Mountain salamander USFWS, ODFW Federal SOC; State SV
Rana aurora aurora Northern red-legged frog USFWS, ODFW Federal SOC; State SV
Rana cascadae Cascades frog USFWS, ODFW Federal SOC; State SV
Invertebrates
Fluminicola fuscus Columbia pebblesnail USFWS Federal SOC
Plants
Howellia aquatilis Water howellia USFWS, ODA Federal LT; State LT
Lomatium bradshawii Bradshaw’s desert parsley USFWS, ODA Federal LE; State LE
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Table 3.9-1. Species Listed by Various Agencies
Scientific Name/Status Common Name Agency
Artemisia campestris var. pacificus Northern wormwood USFWS, ODA Federal C; State LE
Agrostis howellii Howell’s bentgrass ODA Federal SOC; State C
Castilleja rupicola Cliff paintbrush USFWS, ORBIC Federal SOC; ORBIC List 4
Corydalis aquae-gelidae Cold-water corydalis ODA State C
Delphinium leucophaeum Pale larkspur USFWS, ODA Federal SOC; State LE
Erigeron howellii Howell’s daisy USFWS, DOA Federal SOC; State C
Erigeron oreganus Oregon fleabane USFWS, DOA Federal SOC; State C
Penstemon barrettiae Barrett’s penstemon USFWS, DOA Federal SOC; State C
Sericocarpus rigidus Whitetop aster USFWS, ODA Federal SOC; State LT
Sullivantia oregana Oregon sullivantia USFWS, ODA Federal SOC; State C
Source: Environmental Science & Assessment, June 2011. C= candidate; SC= sensitive-critical; SV= sensitive-vulnerable; SP= sensitive-peripheral; SU= sensitive-undetermined; SOC= species of concern; LT= listed Threatened; LE- listed Endangered; ODFW= Oregon Department of Fish and Wildlife; ODA= Oregon Department of Agriculture; NMFS= National Marine Fisheries Service; USFWS= US Fish and Wildlife Service; ORBIC= Oregon Biodiversity Information Center.
Table 3.9-2. Observed Native and Non Native Plant Species
Scientific Name Common Name Scientific Name Common Name Native Trees Populus tremuloides Quaking aspen Pseudotsuga douglasii Douglas fir Populus balsamifera, var. Black cottonwood Thuja plicata Western red-cedar trichocarpa Non-Native Trees Crataegus monogyna One-seeded hawthorn Platanus occidentalis American sycamore Pinus sylvestris Scotch pine Quercus rubra Red Oak (varietal) Shrubs/Herbaceous Elymus glaucus Blue wildrye Polystichum munitum Swordfern Mahonia aquifolium Tall Oregon-grape Vicia americana. American vetch Invasive/Non-Native Shrub/Herbaceous
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Table 3.9-2. Observed Native and Non Native Plant Species
Scientific Name Common Name Scientific Name Common Name Agrostis sp. bentgrass Geranium robertianum Herb-Robert Agrostis stolonifera Colonial bentgrass Hedra helix English ivy Cichorium intybus Chicory Holcus lanatus Velvetgrass Circium arvense Canada thistle Lactuca serriola Prickly lettuce Crespis setosa Rough hawkbeard Taraxacum officinale dandelion Cupressus forbesii Tecate cypress Prunus sp. Plum (sapling) Cytisus scoparius Scotch broom Rosa Rose (varietal) Dacylis glomerata Orchard grass Rubus armeniacus Himalayan blackberry Festuca arundinacea Tall fescue Trifolium repens White clover Source: Environmental Science & Assessment Inc. June 2011.
3.9.1.2 Assumptions The following assumptions were used to guide the impact analysis and, if necessary, mitigation development: No threatened or endangered species or other sensitive species are present on site. No habitat supporting threatened or endangered species or other sensitive species is present. Stormwater discharge is not expected to impact threatened or endangered species.
3.9.2 POTENTIAL IMPACTS AND KEY ISSUES The following list includes potential issues that were considered in the impact analysis: Would the project adversely affect or benefit state or federally protected species or species of concern? Would the project adversely affect or benefit critical habitat?
3.9.2.1 No-Build Alternative No impacts to threatened and endangered species or other sensitive species are expected under the No-Build Alternative.
3.9.2.2 Hillsdale Terrace Redevelopment No impacts to threatened and endangered species, or other sensitive species, are expected under the Redevelopment Alternative. A “finding of no effect” letter was written for the Section 7 ESA evaluation (Appendix F) and concurrence is pending.
3.9.3 POSSIBLE MITIGATION MEASURES
3.9.3.1 No-Build Alternative No mitigation measures are required under this alternative.
3.9.3.2 Hillsdale Terrace Redevelopment No mitigation measures are required under this alternative.
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3.9.4 ANTICIPATED PERMITS AND APPROVALS A Section 7 evaluation under the federal Endangered Species Act is required because Hillside Terrace would be built using federal funds from HUD. A “finding of no effect” letter was written for the Section 7 ESA evaluation.
3.9.5 CONCLUSION No threatened or endangered, or other sensitive, species are found in the analysis area. Therefore, no significant impacts are anticipated as a result of either alternative under consideration.
3.10 ENERGY REQUIREMENTS AND POTENTIAL FOR CONSERVATION This section evaluated energy consumption and efficiency of the alternatives under consideration.
3.10.1 BASELINE CONDITIONS
3.10.1.1 Existing Conditions The existing Hillsdale Terrace operates with severely outdated building envelopes, windows, mechanical and plumbing systems, appliances, and light fixtures. No building on site meets building standards applicable to City of Portland Building Code or Oregon Energy Code in regards to energy efficiency. Hillsdale Terrace is Home Forward’s most expensive property to operate due to inefficient utility systems; utility costs are 95% higher than comparable Home Forward housing sites. All buildings are in disrepair. The exterior walls are built of concrete masonry units (CMU) and exhibit numerous cracks and compromised mortar joints that admit air and water. Mold and mildew are pervasive and are visible on interior walls, ceilings and windows; the odor of mold is present in all units and has a dramatic impact on indoor air quality. Structural design flaws at the roof and wind uplift create discontinuity between the walls, roofs and buckled roof sheathing panels. These structural failures are a major culprit in water penetration and heat loss. Heat loss is caused by insufficient insulation in attics and walls and leaks around windows. Heat loss cannot be countered by the inefficient surface-mounted electric resistance wall heaters that date to when Hillsdale Terrace was originally built. Space heating systems are original, severely deteriorated, inefficient; they need to be replaced, but installing new requires new electrical or plumbing service. The wall heaters are the primary culprits of the high energy bills. Most apartments have at least one non-operational heater. Water penetration exacerbates space heating problems; batt insulation in attics and walls is wet several months of the year, and, at just 3.5 inches thickness, it falls short of the insulation requirements of the current energy code and contributes to high energy costs. None of the electrical service to the buildings at Hillsdale Terrace is grounded. The number and spacing of outlets in all rooms fails to meet current electrical code requirements or the needs of residents, who place additional demand on an undersized system and increase the risk of fire by using multiple extension cords and power strips. Improving the electrical service would require complete rewiring and extensive repair of CMU walls and gypsum board walls and ceilings in each unit.
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3.10.1.2 Assumptions The following assumptions were used to guide the impact analysis and, if necessary, mitigation development: Home Forward is planning to incorporate energy efficient and sustainable building practices and programs into the proposed development. Home Forward would utilize a third party green building certification program for the new structures on site. Home Forward’s revitalization plan would specify construction materials and methods that are energy and water efficient, protect environmental resources and air quality, are durable, reduce maintenance costs, and increase construction job-site safety.
3.10.2 POTENTIAL IMPACTS AND KEY ISSUES The following key issues were considered in the evaluation: Is the existing infrastructure adequate for continuing operations? Does the site location have any special energy related advantages or disadvantages, and can these maximized or overcome? Is there potential for gains in energy efficiency through redevelopment? Is there potential for use of passive systems through redevelopment? Who is responsible for utility costs at the current development? Who would be responsible for utility costs if the site is redeveloped? Are there incentives for residents to conserve energy?
3.10.2.1 No-Build Alternative Under the No-Build Alternative, current energy issues would persist and worsen as building systems continue to decay. Residents do not pay their own utility bills and have no incentive to conserve energy in their homes.
3.10.2.2 Hillsdale Terrace Redevelopment The Redevelopment Alternative presents the opportunity to correct current conditions and improve long-term energy efficiency. During the design process, the design team would evaluate the construction cost and payback of multiple building envelope, space heating and ventilation systems. All building components that are part of the thermal envelope would meet or exceed current State of Oregon Energy Code requirements. On recent past developments, Home Forward has found solar thermal water heating to be an effective energy efficiency and conservation strategy. Solar thermal hot water heating would be studied for use at Hillsdale Terrace. Photovoltaic power generation has a higher up-front construction cost and longer payback, but new technologies that may yield different results would be investigated. Hydroelectric power produces less carbon than natural gas or other fuels; it is also inexpensive and plentiful in the Pacific Northwest region. Every effort would be made to reduce the carbon footprint of the development through use of electric equipment. Home Forward would work with the Energy Trust of Oregon to specify the most efficient Energy Star certified appliances, light fixtures and plumbing fixtures.
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At the redeveloped site, all electricity and water use at the housing unit level would be submetered, and residents would be responsible for paying for their own utilities. This would encourage conservation and provide Home Forward operations staff with an opportunity to educate residents about energy conservation and related green housekeeping practices. Green Building Services, a design team subconsultant, would work with Home Forward staff to develop an educational program that would be deployed at the new development.
3.10.3 POSSIBLE MITIGATION MEASURES
3.10.3.1 No-Build Alternative Mitigation resulting in meaningful change would be expensive, invasive and time-consuming. Partial demolition of the underground utility systems and electrical service would be necessary. Buildings would be wrapped in a new envelope (insulation, windows, rainscreen, roof) to minimize water intrusion and increase energy efficiency. Inside housing units, appliances, light fixtures, plumbing fixtures, ventilation systems and space heaters would be replaced. These mitigation measures were identified and quantified in a 2009 needs assessment. The total cost is approximately $7.4 million. No source of funds to sponsor this work has been identified. No schedule to complete this work has been developed.
3.10.3.2 Hillsdale Terrace Redevelopment No mitigation measures are required.
3.10.4 ANTICIPATED PERMITS AND APPROVALS All construction work would be permitted through the City of Portland’s Bureau of Development Services and would comply with current applicable building and energy codes.
3.10.5 CONCLUSION The Redevelopment Alternative achieves significant improvements in efficiency and conservation over the No-Build Alternative and it is more financially viable than the No- Build Alternative.
3.11 ENVIRONMENTAL JUSTICE This section documents the relevant economic and racial composition of the communities in and around the project area, as well as any conditions which could reasonably be expected to affect population segments protected under the 1994 Executive Order 12898 “Federal Actions to Address Environmental Justice in Minority Populations and Low-income Populations” (EO 12898). Environmental justice is an integral part of the HUD’s mission. EO 12898 requires certain federal agencies, including HUD, to consider how federally- assisted projects may have disproportionately high and adverse human health or environmental effects on minority and low-income populations. In considering Environmental Justice (EJ) and site-suitability issues other statutory and regulatory authorities may be considered.
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3.11.1 BASELINE CONDITIONS This section describes the economic and racial composition of Hillsdale Terrace, the Hillsdale and Multnomah Neighborhoods, six areea census tracts (Figure 3.11-1), and the City of Portland, as well as any existing conditions of HHillsdale Terrace that pose a potential human health risk that may be likely to affect low-income and/or minority populations.
Figure 3.11-1. 2000 U.S. Census Traacts in Hillsdale Terrace Area
Source: 2000 U.S. Census. http://factfinder.census.gov/
3.11.1.1 Existing Conditions
Demographics Hillsdale Terrace Hillsdale Terrace was home to 237 low-income residents. Household data from January 2009 shows that, of the 237 residents, 55% were White, 27% were African American, and 18% were Mixed or Other race (Asian, Pacific Islander, American Indian) (Table 3.11-1). Furthermore, 33% of residents identified themselves as Hispannic. Youth comprised over 55% of the total population while only 3.4% were seniiors (Table 3.11-2).
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Table 3.11-1. Hillsdale Terrace Race/Ethnicity
Race/Ethnicity # of Residents % of Total Population White 126 55% African American 65 27% Other 46 18% Hispanic 76 33% Non-Hispanic 156 67% Source: Home Forward, 2011.
Table 3.11-2. Hillsdale Terrace Age
Age Group # of Residents % of Total Population 0-12 103 43.5% 13-17 29 12.2% 18-54 (working able) 97 40.9% 55+ (seniors) 8 3.4% Source: Home Forward, 2011.
Of the 59 households, 37% reported income from work. However, 83% of all households reported annual incomes below $20,000. A mix of the working poor and very poor resided at Hillsdale Terrace. Over 80% of households lived below the poverty line. As a public housing development, residents are eligible to live in Hillsdale Terrace based on their income levels. Household incomes must be less than 80% of the median income for the Portland Metropolitan Area, which is $57,600. Income thresholds vary by household size, as indicated in Table 3.11-3. The median family income figures are based on the HUD Portland Area Median Income as of June 2, 2011, which is $72,000 for a family of four.
Table 3.11-3. Median Family Income (MFI) Guidelines for Portland Metropolitan Area, June 2011
Household Size 30% MFI 50% MFI 60% MFI 80% MFI 100% MFI 120% MFI 1 $15,150 $25,200 $30,240 $40,350 $50,400 $60,480 2 $17,300 $28,800 $34,560 $46,100 $57,600 $69,120 3 $19,450 $32,400 $38,880 $51,850 $64,800 $77,760 4 $21,600 $36,000 $43,200 $57,600 $72,000 $86,400 5 $23,350 $38,900 $46,680 $62,250 $77,760 $93,312 6 $25,100 $41,800 $50,160 $66,850 $83,520 $100,224 7 $26,800 $44,650 $53,580 $71,450 $89,280 $107,136 8 $28,550 $47,550 $57,060 $76,050 $95,040 $114,048
Source: Portland Housing Bureau, July 2011
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While a four-person household living in Hillsdale Terrace may earn up to $57,600, most Hillsdale Terrace residents earned much less than this, as indicated in Table 3.11-4. The majority (41%) of Hillsdale Terrace residents have an annual household income between $5,000 and $9,999. The greatest sources of income for Hillsdale Terrace residents is work (37%) and Temporary Assistance for Needy Families (34%) (Table 3.11-5).
Table 3.11-4. Hillsdale Terrace Annual Household Income
Household Income # of Households % of Total Population $0 - $4,999 9 15% $5,000 - $9,999 24 41% $10,000 - $19,999 16 27% $20,000 & above 10 17% Source: Home Forward, 2011.
Table 3.11-5. Hillsdale Terrace Source of Household Income
Income Type # of Residents % of Total Households Work 22 37% No Income 4 7% Social Security/SSI 8 14% TANF1 20 34% Other 5 8% Source: Home Forward, 2011. 1 Temporary Assistance for Needy Families is a federal assistance program providing cash assistance to indigent families with dependent children.
Hillsdale Neighborhood This section provides a general demographic profile of the Hillsdale Neighborhood, which is located east and north of Hillsdale Terrace (Figure 3.11-2). The demographic information included in this section is based on 2000 data from one neighborhood census tract (67.02) provided by the City of Portland’s on-line mapping and does not include all portions of census tracts included in the neighborhood boundary map from the City of Portland’s Office of Neighborhood Involvement (Tables 3.11-6 through 3.11-8).
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Figure 3.11-2. Hillsdale Neighborhood Boundary
Source: City of Portland Office of Neighborhood Involvement web site. July 2011. www.portlandonline.com/oni
The Hillsdale neighborhood is comprised of many shops, pubs, restaurants and coffee houses. With the close proximity of schools, parks, a library (Hillsdale Library), and a shopping center, many families find this neighborhood a mix of suburbia yet very close to downtown. According to the findings of a trade-area analysis, a typical Hiillsdale resident is white, college educated and fairly well-off (Lehner, 2011). The findings also conclude the typical neighborhood resident is either an empty-nester or a parent with young children − with not much in between. About one out of four residents are what marketers call
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Metropolitans − they listen to jazz, classical, public and alternative radio and attend rock concerts, watch foreign films, read magazines and play a musical instrument.
Table 3.11-6. Hillsdale Neighborhood General Demographic Profile, 2000
Total Population 7,436 Area 1,285 acres Population Density 5 persons / ac Male Population 3,607 (49%) Female Population 3,829 (51%) Households 3,397 (97% occupied) Home Owners 2,216 (65%) Renters 1,181 (35%) Household Size Average 2.19 persons / HH Source: Portland Maps, July 2011. www.portlandmaps.com
Table 3.11-7. Hillsdale Neighborhood Race/Ethnicity, 2000
Race/Ethnicity # of Residents % of Total Pop White 6,711 87.6% African American 83 1.1% Native American or Alaskan 35 0.5% Native Islander 6 0.1% Asian 304 4.0% Other 88 1.1% Hispanic 241 3.1% Source: Portland Maps, July 2011. www.portlandmaps.com
Table 3.11-8. Hillsdale Neighborhood Age, 2000
AGE # of Residents % of Total Pop 0-5 386 5.2% 5-17 992 13.3% 18-21 231 3.1% 22-39 2,061 27.7% 40-64 2,686 36.1% 65 and over 1,080 14.5%
Source: Portland Maps, July 2011. www.portlandmaps.com
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Located in the 6000's block of SW Capitol Highway are numerous small shops and eating places, including a bakery, bank, cleaners, clothing, ice cream, laundromat, liquor store, pharmacy, pet wash, post office, veterinary, and video store. Restaurants include a number of ethnic food establishments and a pizza and sandwich shop. There are a number of grocery store options, including a food co-operative, in the neighborhood. The neighborhood also has the only year-round farmers market in the Portland metro area. Attendance at the market is often over 3,000 people each Sunday. The winter schedule is every other week from December to April. The market is held in the parking lot between Rieke Elementary and Wilson High School, where there is parking for several hundred cars. The Hillsdale Terrace neighborhood is predominantly white (87.6%) and working age – 22 – 64 years old (63.8%). Multnomah Neighborhood This section provides a general demographic profile of the Multnomah Neighborhood, which is located west and south of Hillsdale Terrace (Figure 3.11-3). The demographic information included in this section is based on 2000 data from one neighbborhood census tract (66.02) provided by the City of Portland’s on-line mappping service and does not include all portions of census tracts included in the neighborhood boundaary map from the City of Portland’s Office of Neighborhood Involvement (Tables 3.11-9 through 3.11-11).
Figure 3.11-3. Multnomah Neighborhood Bounddary
Source: City of Portland Office of Neighborhood Involvement web site. July 2011. www.portlandonline.com/oni
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The Multnomah Neighborhood is a characterized as a neighborhood with a small town feeling. There are 3,196 households in the neighborhood and the median household income is $55,933. Residents tend to be closely divided between home owners (47%) and renters (51%) and are predominately white (82.3%) and of working age (68%). The median age is 37 years old. Households are smaller (average of 2.07 people per household) with fewer children (19.3%). Area schools include two elementary schools (Rieke and Maplewood), Gray Middle School, and Wilson High School. Multnomah Village, the commercial core of the neighborhood, is centered on three blocks of SW Capitol Highway and is 15 minutes southwest of downtown Portland. The village has maintained an atmosphere of good service with imaginative establishments. There are over 100 different businesses and community services in the neighborhood, including antique stores, galleries, gift and specialty shops, and distinctive restaurants. Multnomah Days, an annual neighborhood street fair, takes place every year in the summer. Community facilities include Multnomah Arts Center and the Southwest Community Center located in the 90-acre Gabriel Park.
Table 3.11-9. Multnomah Neighborhood General Demographic Profile, 2000
Total Population 6,625 Area 924 acres Population Density 7 persons / ac Male Population 3,226 (49%) Female Population 3,399 (51%) Households 3,196 (95% occupied) Home Owners 1,582 (49%) Renters 1,614 (51%) Household Size Average 2.07 persons / HH Source: Portland Maps, July 2011. www.portlandmaps.com
Table 3.11-10. Multnomah Neighborhood Race/Ethnicity, 2000
Race/Ethnicity # of Residents % of Total Population White 5,657 82.3% African American 217 3.2% Native American or Alaskan 79 1.1% Native Islander 30 0.4% Asian 220 3.2% Other 193 2.8% Hispanic 383 5.6% Source: Portland Maps, July 2011. www.portlandmaps.com
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Table 3.11-11. Multnomah Neighborhood Age, 2000
Age # of Residents % of Total Pop 0-5 373 5.6% 5-17 906 13.7% 18-21 284 4.3% 22-39 2,336 35.3% 40-64 2,168 32.7% 65 and over 558 8.4%
Source: Portland Maps, July 2011. www.portlandmaps.com
Area Census Tracts and City of Portland This section provides demographic information for the census tracts which include and surround Hillsdale Terrace; however, because SW Barbur Boulevard is a significant transportation facility, census tracts east of this roadway are not included (Tables 3.11-12 through 3.11-16). City of Portland demographic information is included for comparative purposes. Hillsdale Terrace is located in 2000 U.S. Census Tract 66.02 (Figure 3.11-1). Surrounding census tracts west of SW Barbur Boulevard are 60.02, 61, 65.02, 66.01, 67.02 (Figures 3.11-1). In each of the tables, columns with Census Tract 66.02 are shaded for ease of comparison.
Table 3.11-12. Area Census Tracts General Demographic Profile, 2000
Census Tract City of 60.02, 61 65.02 66.01 66.02 67.02 Portland Total 1,907 2,196 3,673 2,511 4,610 3,034 529,025 Population Source: U.S. Census Bureau Census 2000. www.census.gov
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Table 3.11-13. Area Census Tracts Race/Ethnicity, 2000
Census Tract 60.02 61 65.02 66.01 66.02 67.02 City of Portland Total Population 1,907 2,196 3,673 2,511 4,610 3,034 529,025 White alone 1,822 1,954 2,990 2,417 3,877 2,674 411,474 Black or African 33,725 American alone 0 29 154 11 63 105 American Indian and 5,418 Alaska Native alone 0 0 50 26 45 12 Asian alone 45 87 118 34 271 94 33,683 Native Hawaiian and 2,010 Other Pacific Islander alone 0 0 66 0 7 8 Some other race alone 0 35 122 8 112 17 18,804 Two or more races 40 91 173 15 235 124 23,911 Hispanic or Latino (all 30 86 0 0 0 0 35,791 races) Source: U.S. Census Bureau Census 2000. www.census.gov
Table 3.11-14. Area Census Tracts Sex and Age
Census Tract 60.02 61 65.02 66.01 66.02 67.02 City of Portland Total Population 1,907 2,196 3,673 2,511 4,610 3,034 529,025 Male - Total 877 1,054 1,875 1,195 2,196 1,434 261,202 0-5 52 51 134 77 144 144 19,502 6-17 138 185 195 233 295 163 37,564 18-21 12 16 96 36 111 30 14,190 22-39 214 219 741 257 870 484 85,613 40-64 299 463 600 446 645 436 80,400 65 and over 162 120 109 146 131 177 23,933 Female - Total 1,030 1,142 1,798 1,316 2,414 1,600 267,823 0-5 64 83 144 67 157 73 18,617 6-17 110 144 184 161 303 199 35,555 18-21 15 17 113 39 100 59 14,329 22-39 284 248 609 255 968 498 81,365 40-64 349 465 606 510 638 519 80,645 65 and over 208 185 142 284 248 252 37,312 Source: U.S. Census Bureau Census 2000. www.census.gov
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Table 3.11-15. Area Census Tracts Annual Household Income
Census Tract 60.2 61 65.02 66.01 66.02 67.02 City of Portland Total 917 974 1,781 986 2,236 1,345 223,987 Less than $10,000 42 22 134 29 225 66 22,245 $10,000 to $14,999 45 15 98 25 98 54 14,023 $15,000 to $19,999 36 18 92 37 151 22 14,239 $20,000 to $24,999 47 23 112 58 237 68 15,584 $25,000 to $29,999 56 28 112 14 160 58 15,257 $30,000 to $34,999 66 78 146 82 113 120 15,929 $35,000 to $39,999 39 63 85 59 144 95 14,272 $40,000 to $44,999 37 48 132 69 127 71 13,166 $45,000 to $49,999 52 46 74 47 54 110 11,200 $50,000 to $59,999 71 57 165 97 247 161 21,239 $60,000 to $74,999 108 149 228 137 239 84 23,277 $75,000 to $99,999 90 134 198 124 224 189 20,667 $100,000 to $124,999 94 118 106 104 113 74 9,909 $125,000 to $149,999 52 33 30 62 50 61 4,826 $150,000 to $199,999 59 41 27 25 30 42 3,761 $200,000 or more 23 101 42 17 24 70 4,393 Source: U.S. Census Bureau Census 2000. www.census.gov
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Table 3.11-16. Area Census Tracts by Linguistic Isolation1
Census Tract 60.02 61 65.02 66.01 66.02 67.02 City of Portland Total 917 974 1,781 986 2,236 1,345 223,987 English 807 862 1,453 871 1,855 1,184 187,219 Spanish: 16 45 107 37 132 38 12,508 Linguistically isolated 0 7 30 9 42 5 3,052 Not linguistically isolated 16 38 77 28 90 33 9,456 Other Indo-European languages: 70 33 94 50 159 74 12,022 Linguistically isolated 10 6 9 8 67 10 2,813 Not linguistically isolated 60 27 85 42 92 64 9,209 Asian and Pacific Island languages: 12 34 63 7 66 30 10,357 Linguistically isolated 0 11 10 0 17 0 3,768 Not linguistically isolated 12 23 53 7 49 30 6,589 Other languages: 12 0 64 21 24 19 1,881 Linguistically isolated 6 0 14 5 7 0 424 Not linguistically isolated 6 0 50 16 17 19 1,457 Source: U.S. Census Bureau Census 2000. www.census.gov 1 A linguistically isolated household is one in which no member 14 years old and over (1) speaks only English or (2) speaks a non-English language and speaks English very well." In other words all members 14 years old and over have at least some difficulty with English.
On-Site Health Conditions Historical records indicate the presence of an automotive fueling and service station that was located adjacent to the north of the subject property from 1952 until 1983. This former fueling station had a total of three underground storage tanks and a septic tank. Supporting permits from the City of Portland indicated that the fuel tanks were decommissioned in 1983. Documentation was not found regarding the decommissioning of the former septic tank. Because this former automobile fueling station and associated tanks were not assessed for potential releases, and the potential existed for migration from the former station to the Hillsdale Terrace site, the presence of this former fueling station represents a REC for the Hillsdale Terrace site. In September 2011, a Phase II ESA was conducted to for evidence of whether a release at the former service station resulted in the migration of significant and widespread volatile organic compound (VOC) concentrations
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onto the Hillsdale Terrace site. Exploration included collecting one groundwater and one soil gas sample at the site. No VOCs were detected in the groundwater sample. VOCs were detected in the soil gas sample, but at concentrations below levels of concern. Based upon the results of the limited Phase II ESA, it was concluded that significant and widespread VOC concentrations had not migrated onto the Hillsdale Terrace site from the former service station. See Section 3.13: Hazardous Materials for additional information. Suspected ACMs were observed on the property in the form of floor tiles, wallboard and popcorn ceilings. Buildings are constructed of CMU on stemwall and slab-on-grade foundations. Differential settlement between the building foundations and adjacent retaining walls and stairs has created ideal nesting habitats for vermin. Settlement has undermined building and stair foundations, which means these primary structural elements are unsupported, and exterior concrete walkways and balconies have separated from buildings and cause tripping hazards for residents. Settlement allows water to enter buildings and contributes to mold and mildew problems in housing units. Interior and exterior walls are constructed of CMU. Mold and mildew are pervasive problems that have a dramatic impact on indoor air quality. Mold and mildew are visible on interior walls, ceilings and windows and the odor of mold is present in all units. Maintenance staff have battled mold since the buildings were new and the situation has worsened over time with changes in residents’ living and cooking habits. Elastomeric coatings, high-powered fans and dehumidifiers have helped to some extent, but water, mold and mildew continues to be the #1 problem on site. The presence of LBP was not determined during the Phase I ESA, however, based upon the date of construction of the buildings (1970) there is a possibility that the surfaces were painted with LBP.
3.11.1.2 Assumptions The following assumptions were used to guide the impact analysis and, if necessary, mitigation development: All Hillsdale Terrace cluster residents would be relocated to another public housing unit or would be awarded a Section 8 voucher prior to deconstruction.
3.11.2 POTENTIAL IMPACTS AND KEY ISSUES The following key issues were considered in the evaluation: Effects on Hillsdale Terrace population of remaining in the existing site if redevelopment of the development does not occur. Impacts from relocation from the site and the program for returning residents. Does the existing site or the proposed project have the potential for new or continued disproportionately high and adverse human health and environmental effects on minority or low-income populations?
3.11.2.1 No-Build Alternative The current state of Hillside Terrace presents daily impacts to its residents in the form of crime and sub-standard living conditions. Considering that current residents are disproportionately low-income and minority, it can be said that the No-Build Alternative, which would do nothing to improve these conditions and would have adverse impacts to environmental justice populations.
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Existing building and site conditions have the potential to affect resident health and welfare. Issues of concern include the presence of deteriorating structures, lead-based paint, asbestos, mold, inadequate heating, and leaking pipes from a dilapidated sewer system. Because of the existing health risks on the site, there are potential environmental justice impacts that would result from the No-Build Alternative. There are also other potential disparate impacts associated with social integration and opportunities for low-income and minority populations that would occur under the No-Build Alternative. The following are anticipated adverse impacts associated with the No-Build alternative: Continued exposure to substandard utilities and buildings (i.e., health concerns from asbestos, lead-based paint, mold, etc.). Ongoing stigmatization associated with the current Hillsdale Terrace site. Improper segregation and concentration of low-income and minority populations. Overall reduction in low-income housing units as worsening conditions cause housing units to be removed from service.
3.11.2.2 Hillsdale Terrace Redevelopment The Redevelopment Alternative would result in both adverse and beneficial impacts to environmental justice populations. Adverse impacts under the Redevelopment Alternative would include temporary relocation of existing residents. There may also be some construction impacts to residents surrounding Hillside Terrace who would be subjected to noise and air impacts from construction activities. However, these impacts would not disproportionately burden environmental justice populations. As noted in the Hazardous Materials/Environmental Health section, deconstruction of the existing Hillsdale Terrace structures could pose health concerns, as the structures are either known or assumed to contain asbestos and lead paint. There are several beneficial impacts to environmental justice populations resulting from the Redevelopment Alternative. Future Hillsdale Terrace residents would live in housing units with significantly improved interior fixtures, walls, appliances, plumbing, paint, and overall quality. Outside their units, residents would experience improved landscaping, building layout and design, added park space, and new community services and on-site spaces for these services. Other anticipated benefits of the Redevelopment Alternative include: Creation of an integrated, mixed-income community; The elimination of health risks associated with current substandard buildings and utilities; Better integration of Hillside Terrace into the surrounding community, which would reduce the potential for stigmatization; Jobs and income generated by construction of the project.
3.11.3 POSSIBLE MITIGATION MEASURES
3.11.3.1 No-Build Alternative Potential environmental justice mitigation measures for the No-Build Alternative may include: Eliminating current health risks Removing lead-based paint
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Removing asbestos Upgrading utilities While these mitigation measures would improve living conditions slightly, they are not considered sufficient to off-set the endemic impacts of the current Hillside Terrace facility, including the stigma of living in deteriorating housing, persistent crime, and lack of integration with the surrounding neighborhood.
3.11.3.2 Hillsdale Terrace Redevelopment A number of mitigation measures could help address the effects of building the Redevelopment Alternative, particularly the effects of potential community disruption and resident relocation. As part of the HOPE VI application, Home Forward developed a Relocation Plan for the residents of Hillsdale Terrace that was created with extensive resident and community input. The entire Relocation Plan is, in effect, mitigation for the Redevelopment alternative. Key components of the Relocation Plan include, but are not limited to: A relocation schedule that minimizes the relocation of families with children during the school year. Bi-weekly information sessions. Multilingual relocation staff. In-depth original interviews to understand each household’s relocation preference. A relocation logistics specialist. Training and counseling for each household’s move. Extensive support and training on finding relocation housing. To mitigate for the potential adverse health effects from deconstruction activities and associated hazardous materials, construction BMPs would be used to minimize these effects. For additional information on construction mitigation, see Section 3.6 of this EA.
3.11.4 ANTICIPATED PERMITS AND APPROVALS Approval for the proposed relocation plan was granted upon award of the HOPE VI grant on May 20, 2011.
3.11.5 CONCLUSION While the Redevelopment Alternative involves temporary displacement and relocation of environmental justice populations, the consequences and adverse impacts of the No-Build Alternative are far more long-lasting and severe. Without extensive and prohibitively expensive site improvements, the site would continue to slowly deteriorate to the point where it is essentially uninhabitable. The temporary adverse environmental justice impacts (including construction impacts and relocation) associated with the Redevelopment Alternative are not expected to be significant, unlike impacts associated with the No-Build Alternative, which could be significant over time.
3.12 FLOODING Federal regulations set standards for the use of federal funds for development within floodplains or in an area which could increase flooding. The purpose of this guidance is to protect the unique and significant public value of floodplains and to reduce loss of life and property by not supporting projects located in floodplains, wherever there is a practicable
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alternative. Policy directives are to: (a) avoid long and short-term adversee impacts associated with the occupancy and modification of floodplains; (b) avoid direct and indirect support of floodplain development; (c) reduce thhe risk of floood loss; (d) promote the use of nonstructural flood protection methods to reduce the risk of flood loss; (e) minimize the impact of floods on human health, safety, and weelfare; (f) restore and preserve the natural and beneficial values served by floodplains; and (g) involve the public throughout the floodplain management decision-making process.
3.12.1 BASELINE CONDITIONS
3.12.1.1 Existing Conditions According to the FEMA Flood Insurance Rate Map 4101830177E (Revised October 19, 2004), the project is located in Zone X. Zone X is defined as an area of 0.2 percent annual chance flood; areas of 1 percent annual chance flood with average depths of less than 1 foot or with drainage areas less than 1 square mile; and areas protected by levees from 1 percent annual change flood (FEMA Map Service Center, 2009). The 1% chance of annual flood (100- year flood), also known as the base flood, is the flood that has a 1% chance of being equaled or exceeded in any given year. Special Flood Hazzard Areas are areas subject to flooding by the 1% annual chance of flooding; these areas are designated as Zones A, AE, AH, AO, AR, A99, V, and VE. Zone X is not considered a Special Flood Hazard Area. The site is shown on the City of Portland’s flood hazard mapping in Figure 3.12-1.
Figure 3.12-1. Portland On-Line Flood Hazards Map: FEMA Special Flood Hazard Area (SFHA) & 1996 Flood Inundation Area
Is this property within 50’ of the SFHA? No
0 700 FT Source: Portland Maps. October 2011. www.portlandmaps.com
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The Hillsdale Terrace site is not located within 50 feet of the 100-year floodplain nor is it located within a flood hazard area, according to the City of Portland’s hazard maps for this site address (Portland Maps, 2011). The proposed site was not inundated during the February 1996 flood event (USACE, 1996).
3.12.1.2 Assumptions The following assumptions were used to guide the impact analysis and, if necessary, mitigation development: The existing flood conditions would not change.
3.12.2 POTENTIAL IMPACTS AND KEY ISSUES
3.12.2.1 No-Build Alternative The site is not located in a floodplain and no impacts to or from flooding are anticipated.
3.12.2.2 Hillsdale Terrace Redevelopment The site is not located in a floodplain and no impacts to or from flooding are anticipated.
3.12.3 POSSIBLE MITIGATION MEASURES
3.12.3.1 No-Build Alternative None required.
3.12.3.2 Hillsdale Terrace Redevelopment None Required.
3.12.4 ANTICIPATED PERMITS AND APPROVALS
3.12.4.1 No-Build Alternative None required.
3.12.4.2 Hillsdale Terrace Redevelopment None required.
3.12.5 CONCLUSION The current site is not within the 100-year floodplain and was not inundated during the 1996 floods. The site is located in the FEMA FIRM Zone X, which allows non-critical actions, such as the proposed Redevelopment Alternative. No impacts to the site are anticipated from flooding, nor is it anticipated that either would cause or contribute to flooding. No short-term construction related impacts on flooding are anticipated.
3.13 HAZARDOUS MATERIALS AND ENVIRONMENTAL HEALTH The purpose of this section is to evaluate the proposed project’s potential risks associated with on-site and off-site hazardous materials and operations.
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3.13.1 BASELINE CONDITIONS
3.13.1.1 Existing Conditions
Hazardous Materials A Phase I Environmental Site Assessment (ESA) was completed for the Hillsdale Terrace site in July 2011 by Hahn and Associates, Inc. A single recognized environmental condition (REC) was identified in the Phase I ESA and Hahn and Associates recommended that a subsurface investigation be performed on the site to evaluate for potential impacts associated with the identified REC. Historical records indicate that an automotive fueling and service station operated on the property located adjacent and north of the Hillsdale Terrace site from 1952 through 1983, when it was demolished. This former fueling station, located at 6690 SW Capital Highway, was listed as a Historical Auto Station in the environmental records search, but did not appear on the DEQ Leaking Underground Storage Tank (LUST) database. Information obtained from the City of Portland building permit department indicated there were three underground storage tanks (USTs) at this facility and a septic tank that was located along the southern portion of the site. Two fuel tanks were located to the east of the station and approximately 50 feet north of the Hillsdale Terrace site and the third tank, a waste oil tank, was located west of the station, also approximately 50 feet to the north of the site. The septic tank was located approximately 10 feet north of the Hillsdale Terrace site. Supporting permits from the City of Portland indicated that the fuel tanks were decommissioned in 1983. Documentation was not found regarding the decommissioning of the former septic tank. Due to its proximity and topographically upgradient location relative to the site, the potential existed for migration of petroleum products from this former automobile fueling station to the Hillsdale Terrace site. As a result of these concerns, in September 2011 AMEC Earth & Environmental, Inc. (AMEC) conducted a Phase II ESA to explore for evidence of whether a release at the former service station resulted in the migration of significant and widespread volatile organic compound (VOC) concentrations onto the Hillsdale Terrace site. Exploration included collecting one groundwater and one soil gas sample at the site. No VOCs were detected in the groundwater sample. VOCs were detected in the soil gas sample, but at concentrations below levels of concern. Based upon the results of the limited Phase II ESA, AMEC concluded that significant and widespread VOC concentrations had not migrated onto the Hillsdale Terrace site from the former service station. Historical documentation indicated that structural fill was imported to the property during the grading work completed in 1969 at the subject property. There was no reasonably ascertainable information that would indicate that the environmental condition of the fill material on the property was compromised, or was anything other than clean fill material. There is no evidence to support that the existence of the fill on the property constitutes a Recognized Environmental Condition, for the subject property; however, it may be prudent during the redevelopment of the property to evaluate the fill soils, if encountered. Suspected ACMs were observed on the property in the form of floor tiles, wallboard and popcorn ceilings.
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The presence of LBP was not determined during the site assessment, however, based upon the date of construction of the buildings (1970) there is a possibility that the surfaces were painted with LBP. Hazardous substances were observed on the property. A maintenance shed located in a unit in Building E contained several commercial sized containers (5-gallons or less) of cleaning materials, aerosol paints, grout, caulking, lubricants, lacquer thinner and household paint. The containers were stored on shelves or on the concrete floor of the unit and appeared to be properly sealed. Spills or leaks were not noted at the time of the site visit. A small, portable wooden shed, located adjacent to the previously mentioned maintenance unit, contained landscaping equipment, including weed trimmers, leaf blowers and tools. Several consumer-sized containers (five-gallons or less) of weed killer, gasoline, de-icer and household paint were observed stored on shelves or on the floor. Minor (de minimis) staining of the floor was observed, and a gasoline odor was noted in the shed. The containers appeared to be properly sealed and spills or leaks were not noted at the time of the site visit. Underground storage tanks (USTs), or evidence of USTs, such as fill pipes or vent pipes, were not observed on the subject property, nor were USTs indicated to be present on the property through historical records.
Explosives and Fire Hazards An evaluation of the Hillsdale Terrace site was completed to satisfy the requirements of 24 CFR Part 51, Subpart C – “Siting of HUD Assisted Projects Near Hazardous Operations Handling Petroleum Products or Chemicals of an Explosive or Flammable Nature.” The evaluation was completed in accordance with HUD guidelines calculating acceptable distances (ASD) for explosive and flammable hazards. As a requirement for financial assistance, HUD requires that projects be located far enough from hazardous facilities that blast overpressure or thermal radiation hazards from these facilities so that they do not pose a danger to structures or occupants of the proposed project. HUD has developed standards for blast overpressure and thermal radiation hazards and methods to calculate ASDs for structures and people. For the purpose of ASD evaluations, HUD defines a hazard as “any stationary container which stores, handles or processes hazardous substances of an explosive or fire prone nature”. Explicitly exempt from the HUD definition of a hazard are: underground storage tanks, pipelines (either underground or that comply with applicable federal, state and local safety standards), containers smaller than 100 gallons that contain liquid industrial fuels, and facilities that are shielded from the proposed HUD-assisted project by topography. On September 26, 2011, AMEC personnel conducted a reconnaissance of the Hillsdale Terrace site vicinity. From public right-or-way areas, AMEC explored for visual evidence of stationary containers on properties adjoining the site. No visual evidence of stationary containers was observed on adjoining properties. Single and multi-family residential properties adjoin the site to the south and east. Commercial and multi-family residential properties adjoin the site to the west and north. Commercial properties to the west and north have SW Capital Highway addresses ranging from 6660–6930. AMEC conducted a search of the Oregon State Fire Marshal’s Hazardous
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Substance Information database utilizing this address range. Oregon law (the Oregon Community Right to Know and Protection Act) requires that businesses and government facilities provide information about the presence of hazardous substances at its facilities. No business or government facility within the address range searched has reported that hazardous substances are present at its facility. Based upon the information gathered during a vicinity reconnaissance, and through a search of the Oregon State Fire Marshal’s Hazardous Substance Information database, no facilities adjoining the Hillsdale Terrace site using fire-prone or explosive materials were identified.
3.13.1.2 Assumptions The following assumptions were used to guide the impact analysis and, if necessary, mitigation development: Lead-based paint (LBP) may be present in the buildings located at the subject property, due to their age. Structural fill may be encountered during site redevelopment. City of Portland building permits described the placement of piles on the northern portion of the subject property to depths of 30 feet below ground surface (bgs).
3.13.2 POTENTIAL IMPACT AND KEY ISSUES The following issues were considered in the evaluation: Is the project site located near or in an area where conventional petroleum fuels (such as gasoline), hazardous gases (e.g., propane), or chemicals (e.g., benzene or hexane) of a flammable nature are stored? If yes, would the project be located at an acceptable distance from the hazardous situation or activity? If it cannot, would appropriate mitigating measures be taken? Would the project need special structural or design considerations to make it acceptable? Would the proposed project be placed on filled land and what materials were used for the fill? Is the project on or near a site suspected of posing a potential environmental hazard? Particular attention should be given to any proposed site in the general proximity of dumps, landfills, or industrial locations that might contain hazardous wastes.
3.13.2.1 No-Build Alternative Under the No-Build Alternative the existing conditions would still be present, including the possibility of lead-based paint and suspected asbestos-containing materials in residential units. If Home Forward were unable to find funding sources to resolve identified impacts, the agency would like remove the residential units from service, reducing the number of public housing units available.
3.13.2.2 Hillsdale Terrace Redevelopment The Redevelopment Alternative would construct new buildings thereby eradicating exposure to lead-based paints and suspected asbestos-containing materials for residents.
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3.13.3 POSSIBLE MITIGATION MEASURES
3.13.3.1 No-Build Alternative Home Forward would need to take actions to eliminate any lead-based paint and suspected asbestos-containing materials present in buildings. Under the No-Build Alternative, these mitigation measures are unanticipated in Home Forward’s capital improvements program and budget.
3.13.3.2 Hillsdale Terrace Redevelopment A Vapor Encroachment Screen (VES) was completed for the subject property and was further explored in the Phase II ESA. VOCs were detected in the soil gas sample, but at concentrations below levels of concern. No additional analysis or mitigation is required. Structural fill placed in the central portion of the property during development of the property should be evaluated if the fill would be regraded or removed during redevelopment of the property. If fill soils are encountered during construction, a Contaminated Materials Management Plan (CMMP) may be required. Structural piles may be encountered during site redevelopment and regrading. Methodology for removal of any piles should be incorporated into the site grading and development plan. A pre-demolition hazardous materials (asbestos and lead-based paint) survey should be completed in order to manage the materials as they are removed and provide protection to site workers.
3.13.4 ANTICIPATED PERMITS AND APPROVALS The following permits and approvals may be required for the project: Permitting and licensing is required for asbestos and lead-based paint abatement. Fees and permits for disposal of contaminated soil and groundwater, if encountered, may be required. A CMMP, if required for managing soil, groundwater and fill encountered during site redevelopment, would require approval.
3.13.5 CONCLUSION Mitigation measures to resolve existing conditions are currently unfunded in Home Forward’s capital improvement program. Under the No-Build Alternative, if Home Forward were unable to find funding sources to resolve identified impacts, the agency would likely remove the residential units from service, reducing the number of public housing units available. Through the Redevelopment Alternative, Home Forward has the financial opportunity to resolve existing conditions.
3.14 HISTORIC PROPERTIES AND CULTURAL RESOURCES The purpose of this evaluation is to ensure that the Hillsdale Terrace Redevelopment is in compliance with federal, state, and local regulations pertaining to the protection and management of significant historic and archaeological resources.
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3.14.1 BASELINE CONDITIONS Cultural resources consist of prehistoric and historic archaeological resources that may be located on the ground surface or buried and historic resources that are typically part of the built environment (such as buildings or engineering structures). Following is a summary of information collected in July 2011 for the Hillsdale Terrace development.
3.14.1.1 Existing Conditions
Archaeological Resources The Hillsdale Terrace project area includes the 6.2 acre Hillsdale Terrace site on SW 26th Avenue between SW Capitol Highway and SW California Street, and an adjacent 0.36 acre property at the southwest corner of SW Capitol Highway and SW 26th Avenue referred to as the Expanded Hillsdale Terrace site. The Hillsdale Terrace site, constructed in 1968, consists of eight concrete buildings arranged around a central courtyard and playground area. A paved driveway with parking lots surrounds the perimeter of the site. The only vehicle access to the site is at the east end at the bottom of a steep cul-de-sac (SW 26th Avenue is not a through street here). The Hillsdale Terrace site is in the valley of Stephens Creek (the creek channel is buried at the project location). The courtyard and playground are at the bottom of the valley floor and the surrounding buildings are along the valley slopes. The north, west, and south sides of the property are very steep. SW California Street, to the south, sits 9 m (30 ft) above the center of the Hillsdale Terrace site. The north and west sides of the property, which are adjacent to residential and commercial development, are 7.5 m (25 ft) above the center of the Hillsdale Terrace site. Developments associated with the Hillsdale Terrace site have significantly altered the natural landscape. The center of the site was leveled for the courtyard and playground area, and while there is visible ground surface at the center of the site it has been disturbed and is not representative of the original ground surface. In fact, boring data for the current project records up to 3 m (10 ft) of fill in the central and northern areas (Duquette and Albright 2007). A significant portion of the site is covered in concrete (i.e., courtyard, walkways, retaining walls, building foundations) and asphalt (e.g., driveway, parking lot), and the steep side slopes are mostly landscaped in trees, shrubs, and grass. Areas with visible ground surface exposures (e.g., courtyard/playground area, side slopes between buildings and above the driveway, grassy areas along the driveway) were examined, paying particular attention to cuts in the side slopes and found no evidence of archaeological resources or potential for archaeological resources as the area has been significantly altered by modern construction and the placement of fill material. The Extended Hillsdale Terrace site consists of three duplexes constructed in 1980. The duplexes are accessed via SW 26th Avenue. The buildings, oriented east-west, are very close to one another and to the structure on the adjacent property to the west. The limited space between the buildings is disturbed by the existing development and landscaping (trees, shrubs, grass). Ground disturbance along SW Capitol Highway and SW 26th Avenue consists of above and below ground utilities, paved sidewalks, and driveways. The visible ground surface exposures between the buildings and along SW Capitol Highway and SW 26th Avenue were examined, and no evidence of archaeological resources or potential for archaeological resources was found as the area has been disturbed by modern development. Records on file with the Oregon SHPO were reviewed to determine if previous archaeological studies or archaeological sites occur in the project vicinity. There have been no studies and no sites recorded within the current project area. There have been four
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archaeological surveys within approximately 1.6 km (1 mi) of the project area (Ellis and Mills 1992; Musil 1998; Ricks and White 1996; Ruiz and Connolly 2009). Archaeological resources were identified during only one of these studies. Ruiz and Connolly (2009) recorded five historic period sites and one historic period isolate (a resource containing less than 10 artifacts) associated with residences and transportation along Barbur Boulevard and Interstate 5. The earliest map of the area is an 1852 General Land Office (GLO) map of Township 1 South, Range 1 East. While the map shows an unnamed trail west of the project area, there are no developments within the project area boundaries (GLO 1852). The 1852 map shows the property area within N. C. Sturdevant’s claim (no boundaries were mapped); however, the BLM Land Patents Database (2011) indicate the claim was officially awarded to Ellen and Michael Kennedy in 1881, nearly 30 years after the area was surveyed. U.S. Geological Survey topographic maps (1914, 1939, 1961) and a U.S. Coast and Geodetic Survey planimetric map (1947) were reviewed for developments within the project area. In general, developments (e.g. buildings) appear on the ridge tops to the east, west, and south, but there are no developments indicated within the project-area boundaries. The Metsker maps (1927, 1936, 1944) also do not depict any developments within the project area but it does identify property ownership. Through the 1920s and 1930s, the project area is within property owned by Rosa H. Weber (Metsker 1927, 1936). By the 1940s, ownership has been transferred over to H. and F. Frutiger (Metsker 1944).
Historic Built Environment Resources The Oregon Historic Sites Database, the 1984 Historic Resources Inventory of Portland, and records on file at the Oregon State Historic Preservation Office (SHPO) for historic properties within and near the current project area were reviewed. The review identified no historic properties within the project area and two properties in the project area vicinity, the Jewish Community Center at 6651 SW Capitol Highway (north side of the highway) and a residence at 2910 SW California Street (south side of the street). While the residence on California Street is listed as eligible in the Oregon Historic Sites Database, field reconnaissance revealed that the house is no longer extant. The community center is currently listed as unevaluated in the database. However, this resource would not be affected by the proposed development as all construction would be limited to the proposed project area. The existing Hillsdale Terrace buildings and three duplexes on SW 26th Avenue in the Extended Hillsdale Terrace site are proposed for removal in the Hillsdale Terrace Redevelopment Project. The existing buildings were constructed in 1968 and the duplexes in 1980. Given the dates of construction, the SHPO (Ian Johnson, SHPO, personal communication, July 18, 2011) determined that no recording of these buildings was required.
3.14.1.2 Assumptions The following assumptions were used to guide the impact analysis and, if necessary, mitigation development:
Archaeological Resources: The site has been extensively disturbed by construction and developments, including the placement of up to 3 m (10 ft) of fill throughout a significant portion of the Hillsdale Terrace site, and archaeological resources likely are not present.
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The field reconnaissance identified no evidence of archaeological resources or potential for archaeological resources.
Historic Built Environment: The review and field reconnaissance found that there are no historic properties within the project area. Construction associated with the proposed development would be limited to the project area and would not affect historic properties outside of the project area.
3.14.2 POTENTIAL IMPACTS AND KEY ISSUES The following issues were considered in the evaluation: Confirm that the construction of the proposed Hillsdale Terrace Redevelopment Alternative would not adversely affect cultural resources.
3.14.2.1 No-Build Alternative No impacts to significant archaeological or historic resources are anticipated as a result of the No-Build Alternative.
3.14.2.2 Hillsdale Terrace Redevelopment Research found no prehistoric or historic cultural resources within the current project area. The nearest known historic resource south of SW California Street (listed in the Oregon Historic Sites Database) is no longer extant. A field reconnaissance of both the Hillsdale Terrace site and the adjacent duplex parcels (to be incorporated into the project) reveals that the project area has been significantly modified by modern construction and developments, including the placement of up to 3 m (10 ft) of fill throughout a significant portion of the Hillsdale Terrace site. No evidence of archaeological resources or potential for archaeological resources was identified during the field reconnaissance. Given the significant ground disturbance throughout the project area and the low potential for prehistoric and/or historic period resources, the construction of the proposed Hillsdale Terrace Redevelopment would not affect any cultural resources.
3.14.3 POSSIBLE MITIGATION MEASURES
3.14.3.1 No-Build Alternative No mitigation measures are required.
3.14.3.2 Hillsdale Terrace Redevelopment No mitigation measures are required. Should unanticipated archaeological or historical resources be encountered during construction, all ground disturbing activity in the vicinity of the find should be halted and Home Forward and SHPO promptly notified. Any discoveries of definite or likely burials of human remains would also require prompt notification of the Confederated Tribes of the Grand Ronde Community, the Siletz Indian Tribe, the Confederated Tribe of the Warm Springs Reservation, the SHPO, the Legislative Commission on Indian Services,
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the Oregon State Police, and the Multnomah County Medical Examiner to ensure compliance with ORS 97.745.
3.14.4 ANTICIPATED PERMITS AND APPROVALS No permits and approvals are anticipated.
3.14.5 CONCLUSION No prehistoric or historic cultural resources were found in the current project area and no historic buildings are located within the project’s area of potential effect. Documentation regarding these findings was submitted to the Oregon SHPO. In October 2011 Oregon SHPO concurred that the project will have No Effect on cultural resources (Appendix E). It is recommended that care be taken during construction in these areas to watch for the inadvertent exposure of archaeological materials. In the event that buried cultural materials or human remains are exposed during construction, Oregon State laws (ORS 97.740 to 97.760, 358.905 to 358.955, and 390.235), as well as various federal laws and regulations that may be applicable to this project, require that work in the vicinity of any such finds immediately be suspended. As indicated in section 3.14.3.2, all appropriate agencies and Tribes should be notified, and a professional archaeologist engaged to evaluate the significance of the find and recommend a subsequent course of action in consultation with the appropriate agencies and Tribes.
3.15 LAND ACQUISITION AND DISPLACEMENTS This evaluation analyzed the potential acquisitions and displacements associated with the proposed project.
3.15.1 BASELINE CONDITIONS
3.15.1.1 Existing Conditions
Acquisitions Both alternatives include the acquisition of three properties on SW 26th Avenue that contain six housing units. These properties were acquired in 2010 for the purpose of expanding the redevelopment potential of the Hillsdale Terrace site. This acquisition was completed without use of federal funds.
Displacements Home Forward applied for and received a total of 60 Section 8 vouchers for the purpose of relocating the 49 households in Hillsdale Terrace. Home Forward completed a Relocation Plan as part of the HOPE VI grant application. The Plan complies with regulations for relocation carried out as a result of demolition under an approved revitalization plan (24 CFR Part 24). The Relocation Plan for the residents of Hillside Terrace required extensive input from a comprehensive community involvement process, including resident and community meetings, a resident training session and other stakeholder meetings. Home Forward is committed to relocating residents in a compassionate and efficient manner, and keeping track of these households while the revitalization occurs. Home Forward’s HOPE VI team is providing comprehensive relocation support that fully complies with all applicable statutory and regulatory requirements,
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including the Uniform Relocation Assistance and Real Property Acquisition Policies Act of 1970 (URA) requirements, HUD Handbook 1378, and Section 104(d). These supports would exceed the goals set out in Section 24 of the 1937 Act. Further, as a result of previous relocation efforts, Home Forward has a Relocation Policies and Procedures Handbook to guide relocation efforts performed by Home Forward staff. Key highlights from the relocation plan are included below. Services:(Pre-Move Through Re-Occupancy Culturally Appropriate Service: Home Forward would utilize bilingual and bicultural staff members or contracted interpreters to ensure that all residents understand the relocation process and the choices available to them. Home Forward would enlist the aid of specialists from the community to ensure good communication with residents who may have communication barriers (e.g., a sign language interpreter for those who are deaf or hard of hearing). Access to Case Management and Supportive Services: Home Forward Relocation Specialists and HOPE VI CSS Specialists would be available before, during, and after the relocation process to help solve problems, to provide resource information, and to furnish referrals so residents successfully transition into their new communities. Coordination with Existing Service Providers: The HOPE VI CSS Specialists would work closely with on and off-site service providers to ensure coordination and continuity of service. Tracking of Residents: All residents living in Hillsdale Terrace when the HOPE VI grant is awarded would be tracked by HOPE VI’s CSS staff for four years. They would also be eligible for supportive services, although not relocation services. Regulatory Compliance: Home Forward would provide moving assistance in accordance with applicable regulations (e.g., Uniform Relocation Act, and Section 104(d)). Before the Move Required Notices/Explanation of Rights: These notices were hand delivered whenever possible. In the event the household was non-English speaking, the referenced notices were be provided in English and were be accompanied by a translation to the appropriate language. If households were unable to read, a Relocation Specialist would personally explain the notices to the resident with the aid of an interpreter as needed. Notice of Eligibility for Relocation Assistance: This notice was provided to each household as soon as feasible after HUD approves the Hillsdale Terrace relocation plan. The notice would contain information on the proposed timeline for relocation, information on relocation counseling and training, the household’s eligibility for moving assistance, as well as eligibility for replacement housing payments. 90-Day Notice to Vacate: Each household is issued a written notice at least 90 days in advance of the earliest date by which it may be required to move. This notice would include information about comparable replacement units. 30-Day Notice: Each household is issued a 30-day notice when the moving deadline is confirmed. Initial Relocation Interview: A Home Forward Relocation Specialist interviewed every head of household to learn their housing preferences, obtained information on the individuals in residence, assessed the household goods to be moved, utility connections needed, and the
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household’s special needs for services or reasonable accommodation during their move and in their new housing location. Service Assessment and Coordination: This was provided by HOPE VI CSS Specialists to ensure that Home Forward fully understood residents’ housing, cultural and/or special needs, including the need for reasonable accommodation. The HOPE VI CSS Specialists provide case management support and advocacy throughout the relocation process and the life of the grant. Households with Children: School/Move Transition: Every effort would be made to identify comparable units within the same school boundaries for those households who prefer to stay in their existing school. Training: Home Forward Relocation Specialists would provide individual and group trainings to residents on what to expect, and how to prepare for relocation. Relocation Advisory Services: Comparable Replacement Housing: Relocation staff would provide as much choice as possible (ideally 3 units) of comparable housing. Housing Inspections: Before a resident signs a lease, the unit would be inspected by Home Forward staff to ensure that it meets HQS. Additional Section 8 staff would be added to handle the increased workload. Claim Forms: Home Forward staff would assist residents in the completion of claim forms for relocation payments. Individualized Case Management: The HOPE VI CSS Specialists and Relocation Specialists would work closely with households to provide tailored assistance. Accessibility Adaptations: Home Forward’s first priority would be to relocate households that have accessibility needs into accessible units. Currently, Hillsdale Terrace is not accessible to families with disabilities, so Relocation Staff would assist with the Reasonable Accommodation process for residents who have these needs but have not logistically been able to address them. When necessary, Home Forward would pay for minor alterations to replacement housing that may be needed to make replacement housing more accessible. Service Referrals: Relocation and HOPE VI CSS Specialists would work together to link residents with public or private agencies that provide housing financing, employment, health, welfare, or legal assistance, or other services. Undocumented Households: In the event there are undocumented households or household members currently residing in Hillsdale Terrace, Home Forward would work with the Immigrant and Refugee Community Organization, Asian Family Center, Centro Hispano, and the faith-based community to facilitate their relocation. Public Law 105-117 excludes “unlawful aliens” from receiving federal relocation benefits, “unless such ineligibility would result in exceptional hardship to the household.” Such situations would be reviewed for “hardship” on a case-by-case basis. Fair Housing and Mobility: Relocation Specialists would advise residents as to their rights under the Fair Housing Act. Home Forward would coordinate with the Fair Housing Council of Oregon for training materials and trainings on fair housing. Relocation Specialists would advise residents on advantages and disadvantages of relocating to areas they may not have considered. Homeownership Basics: Some Hillsdale Terrace residents may be eligible for homeownership (able to qualify for a mortgage) and may choose to exercise an option for homeownership either immediately upon relocation from Hillsdale Terrace. It is
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more likely they will access mortgage assistance through Habitat for Humanity homeownership opportunities on the revitalized site. The HOPE VI CSS team would link residents receiving sufficient income with first-time homebuyer classes to further explore this option. Transportation: Home Forward would provide transportation and reimbursement for transportation to households who need it to visit potential replacement units. Home Forward would be sensitive to the needs of persons experiencing disabilities since they may need to visit a number of units to find the one that best meets their needs. Childcare: Home Forward would support a reasonable subsidy or referral mechanism to support childcare for those households who need it to attend training, or visit a potential replacement housing unit. During the Move Compensation for Moving Expenses: Home Forward would either provide direct service moving or reimburse the cost of packing personal belongings, moving them to the new location, insurance coverage for any loss or damage incurred during the move, unpacking, de-installation of any existing equipment or appliances and reinstallation at the new residence, utility transfer fees (connect and reconnect), cable reinstallation, and storage (if necessary and reasonable). Dislocation Allowance: Households that are moved by movers under contract to/and paid by Home Forward would still receive a $100 per household dislocation allowance. Other Fees: Home Forward would pay rental application fees and security deposits. Home Forward would assist with deposits for pets that are on-record during Home Forward current occupancy. These deposits and fees may be covered with a repayment provision from residents. In the event that this arrangement is prohibitively expensive for Hillsdale Terrace residents, Home Forward would provide these funds from non-project funds. Utility Deposits: Home Forward would pay refundable security deposits directly to the affected utility and would enter into a repayment agreement with the resident. After the Move Post-Relocation Follow-up: Relocation Specialists would do follow-up visits with each household to ensure that the physical move has been completed successfully, follow-up on any problems, serve as a resource for answering questions, and ensure that the household is linked to any needed social services in the new location. Replacement Housing Payment: Home Forward would compensate residents for any increase in rent and utility costs (up to the comparable unit rent) for up to 42 months after the relocation. This payment may not be made as a lump sum (except in the case of homeownership), but must be paid in installments. As few as two or three payments may be appropriate. Home Forward’s goal is to ensure that the schedule of payments does not create a hardship for the households. Payments may be made to an escrow account. Once the RHP is calculated in accordance with URA regulations and the household has leased and moved into a replacement unit, a household is considered “vested”; thus the RHP cannot be adjusted based on later changes in family circumstances, unless the household moves back to public housing or becomes a homeowner.
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During Re-Occupancy Orientation: Conduct orientations on any life skills training addressed by re-occupancy criteria. Re-Occupancy Counseling: HOPE VI CSS Specialists would assess the needs of each household to address any barriers to successful re-entry. Re-Occupancy Moving Expense: Home Forward would pay moving expenses for residents originally relocated from Hillsdale Terrace in accordance with the re-occupancy agreement that is developed.
3.15.1.2 Assumptions The following assumptions were used to guide the impact analysis and, if necessary, mitigation development: The final relocation plan, policy, and data on potential relocation locations will not substantially change during the alternatives analysis so that an evaluation of potential relocation impacts can be completed.
3.15.2 POTENTIAL IMPACTS AND KEY ISSUES The following issues were considered in the evaluation: Would residents have the necessary support services during and after relocation?
3.15.2.1 No-Build Alternative The No-Build Alternative has the potential for slow residential displacement over time as units become unserviceable. The No-Build Alternative would have the beneficial effect of avoiding the need for a wholesale relocation of Hillsdale Terrace residents.
3.15.2.2 Hillsdale Terrace Redevelopment Alternative Under the Redevelopment Alternative, Hillsdale Terrace residents and service providers would be relocated. However, residents would have the opportunity to move back to the site after it has been redeveloped. The CSS team would determine the array of services provided on-site during and after reoccupation. Home Forward and the CSS team would work to ensure that appropriate and adequate services are available on-site during the reoccupation to meet the needs of all new and returning residents.
3.15.3 POSSIBLE MITIGATION MEASURES
3.15.3.1 No-Build Alternative No mitigation measures are required, as the No-Build Alternative does not entail any land acquisition and the anticipated slow residential displacement would be absorbed through Home Forward’s typical placement procedures.
3.15.3.2 Hillsdale Redevelopment Alternative Home Forward would mitigate potential impacts associated with the relocation process by using strategies that would allow friends to relocate close to one another, reinforcing any existing social networks. Residents would have a choice as to whether they would like to be clustered. Home Forward has developed a relocation plan for residents and service
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providers that is in compliance with the Uniform Relocation Act and has been reviewed and approved by HUD for additional compliance with the HOPE VI program and goals.
3.15.4 ANTICIPATED PERMITS AND APPROVALS None.
3.15.5 CONCLUSION Displacements associated with relocation are not anticipated to rise to the level of a significant impact. Beneficial effects and mitigation measures weigh in favor of the development, HUD regulations suggest that to be considered significant, developments must result in displacement of at least 2,500 households (24 CFR Section 58.37). The Hillsdale Terrace Redevelopment alternative would result in the displacement of 60 dwelling units. The loss of this housing is temporary, since the Home Forward proposes to construct 122 new units on the redeveloped site. These 122 units are anticipated to be available for re- occupancy beginning no later than February 28, 2014.
3.16 LAND USE AND ZONING This evaluation analyzed whether the project is compatible with existing zoning and neighboring land uses and whether or not the proposed project conforms to the Farmland Protection Policy Act.
3.16.1 BASELINE CONDITIONS
3.16.1.1 Existing Conditions The existing site is currently developed with public housing which consists of 60 public housing units, a site manager’s office, a resident meeting room, green space, play areas, and parking areas. Please see Section 2.2.2 of this EA for a more detailed discussion of the existing conditions. The site is currently zoned R2, Residential 2,000, which is a low density multi-dwelling zone. It allows approximately 21.8 dwelling units per acre. Density may be as high as 32 units per acre if amenity bonus provisions are used. Allowed housing is characterized by one to three story buildings, but at a slightly larger amount of building coverage than the R3 zone. The major types of new R2 development would be duplexes, townhouses, rowhouses and garden apartments. These housing types are intended to be compatible with adjacent houses. Generally, R2 zoning would be applied near Major City Traffic Streets, Neighborhood Collector and District Collector streets, and local streets adjacent to commercial areas and transit streets. There is a Design Overlay zone over three residential lots in the northeast corner of the site. The design overlay zone is applied to areas where design and neighborhood character are of special concern. Adjacent to the north boundary of the Hillsdale Terrace site, along SW Capitol Highway, there is an area of Neighborhood Commercial zoning (CN2). The site is located within a well developed residential area, and adjacent to commercial land uses. There is no impact to farmlands.
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Figure 3.16-1. Hillsdale Terrace Site and Area Zoning Hillsdale Terrace Site
Hillsdale Terrace Area
0 300 FT Source: Portland Maps. September 2011. www.portlandmaps.com
3.16.1.2 Assumptions The following assumptions were used to guide the impact analysis and, if necessary, mitigation development: A community’s land use controls, which carry out its master plan, are sufficient to ensure land use compatibility.
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3.16.2 POTENTIAL IMPACTS AND KEY ISSUES The key issues in this evaluation include the following: Whether the proposed uses are allowed or conditionally allowed within the current zoning. If a zone change or conditional use permit is required, would the proposed project be considered consistent with the City and neighborhood’s long term vision and how would the approval process and timing affect the project schedule. Is the proposed project consistent and compatible with the surrounding land uses and neighborhood.
3.16.2.1 No-Build Alternative The No-Build Alternative continues the site’s existing land use characteristics, including a density that does not meet the minimum requirements of the Portland Zoning Code and Comprehensive Plan.
3.16.2.2 Hillsdale Terrace Redevelopment The Redevelopment Alternative meets the zoning and comprehensive plan designations for the site. It increases the site density to be in conformance with Portland Zoning Code and Comprehensive Plan. The land uses found in this alternative represent the types of land uses and land use patterns found in the surrounding neighborhood.
3.16.3 POSSIBLE MITIGATION MEASURES
3.16.3.1 No-Build Alternative The No-Build alternative would leave the site in non-conformity in terms of its density. This cannot be mitigated without construction.
3.16.3.2 Hillsdale Terrace Redevelopment The Redevelopment Alternative complies with existing site zoning. No mitigation measures are required.
3.16.4 ANTICIPATED PERMITS AND APPROVALS The following permits and approvals are anticipated: A Type II design review that includes the applicable base zone and overlay zone development standards Demolition permits for each structure Building permits for each structure A site development permit for ground work. A Type III conditional use review for the Head Start Program. Possibly, a land division of fewer than four lots to support LIHTC Partnerships. This may also be accomplished through lot line adjustments.
3.16.5 CONCLUSION The Redevelopment Alternative would better implement the land use and comprehensive plan designations of the site. No comprehensive plan amendments or zone changes would be required as a result of the Redevelopment Alternative.
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3.17 NAVIGABLE WATERWAYS AND COASTAL ZONES This section of the report analyzes the potential effects of the proposed project on navigable waterways and coastal zone areas.
3.17.1 BASELINE CONDITIONS
3.17.1.1 Existing Conditions No navigable waterways exist within a 0.5-mile radius of the project site. The project area is outside the designated Figure 3.17-1. Oregon Coastal Zone coastal zone. The closest navigable waterway is the Willamette River, located approximately 1.75 miles from the development.
3.17.1.2 Assumptions None.
3.17.2 POTENTIAL IMPACTS AND KEY ISSUES The key issues in this evaluation include the following: Whether the proposed use would affect navigable waterways. Whether the proposed use is located in a Coastal Zone Management Area. Whether the proposed use would affect federally designated Wild and Scenic Rivers.
3.17.2.1 No-Build Alternative No impacts to navigable waterways, designated coastal zones, or federally designated wild or scenic rivers are Source: http://www.oregon.gov/LCD/OCMP/CstZone_Intro.shtml expected to occur as a result of the No- Build Alternative.
3.17.2.2 Hillsdale Terrace Redevelopment No impacts to navigable waterways, designated coastal zones, or federally designated wild or scenic rivers are expected to occur as a result of the Redevelopment Alternative. No navigable waterways exist on the Hillsdale Terrace site or in the area surrounding it. The Oregon Coastal Zone extends from the extent of state jurisdiction seaward (3 nautical miles offshore) inland to the crest of the coastal mountain range along the entire north- south extent of Oregon. Three exceptions occur where the basins of the Columbia, Umpqua, and Rogue Rivers lie predominantly inland of the crest of the coastal mountains.
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In these cases the coastal zone boundary crosses these rivers at Bradwood, Scottsburg, and Agness, respectively (State of Oregon Coastal Management Program, http://www.oregon.gov/LCD/OCMP/CstZone_Intro.shtml) (Figure 3.17-1). The Hillsdale Terrace Redevelopment project is located in Multnomah County, which is east of the coast range. Furthermore, it is not located in any of the three areas west of the coast range: Bradwood, Scottsburg, or Agness. Additionally, the proposed Redevelopment Alternative does not impact any rivers designated as wild or scenic in the Nationwide Wild and Scenic Rivers System (Table 3.17- 1).
Table 3.17-1. List of Designated Wild and Scenic Rivers in Oregon
Big Marsh Creek McKenzie River Chetco River Metolius River Clackamas River Minam River Clackamas River (South Fork) North Powder River Collawash River North Umpqua River Crescent Creek Owyhee River Crooked River Owyhee River (North Fork) Crooked River (North Fork) Powder River Deschutes River Quartzville Creek Donner und Blitzed River Roaring River Eagle Creek (Mt. Hood National Forest) Roaring River (South Fork) Eagle Creek (Wallowa-Whitman National Rogue River Forest) Elk River Rogue River (Upper) Elkhom Creek Salmon River Fish Creek Sandy River Grande Ronde River Smith River (North Fork) Hood River (East Fork) Snake River (North Fork) Hood River (Middle Fork) Snake River Illinois River Sprague River (North Fork) Imnaha River Squaw Creek John Day River (North Fork) Sycan River John Day River (South Fork) Wallowa River Joseph Creek Wenaha River Klamath River West Little Owyhee River Little Deschutes River White River Lostine River Wildhorse and Kiger Creeks Malheur River Willamette River (North Fork of the Middle Fork) Malheur River (North Fork) Zig Zag River Source: http://www.rivers.gov/wildriverslist.html
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3.17.3 POSSIBLE MITIGATION MEASURES
3.17.3.1 No-Build Alternative None required.
3.17.3.2 Hillsdale Terrace Redevelopment None required.
3.17.4 ANTICIPATED PERMITS AND APPROVALS None.
3.17.5 CONCLUSION Neither the No-Build Alternative nor the Redevelopment Alternative would affect navigable waterways, coastal zones or federally designated wild or scenic rivers. No significant impacts to navigable waterways, coastal zones or federally designated wild or scenic rivers would occur.
3.18 NOISE AND VIBRATION This section discusses whether or not the redevelopment is expected to cause noise or vibration impacts to sensitive receptors, which include residences, schools, hospitals, childcare centers, etc. This section also discusses the existing noise environment at the proposed project site. Although the project is not anticipated to include significant noise sources, there are several sources of noise expected from facility operations. Possible noise sources include local area traffic, rooftop heating, ventilation, and air conditioning (HVAC) units, lawn and garden equipment for garden-area upkeep and general facility maintenance and repair. Receptors sensitive to noise and vibration includes residences, schools, hospitals, childcare centers, and other properties or locations where noise and vibration can impact normal use. This section also discusses the existing noise environment at, and near, the proposed project site. Vibration consists of oscillatory waves that propagate from the source through the ground to adjacent buildings. Although the vibration is sometimes noticeable outdoors, it is almost exclusively an indoor problem. The primary concern is that the vibration and radiated noise can be intrusive and annoying to building occupants. Following construction, the only major sources of vibration would be trucks and buses on nearby roadways. For vehicles with rubber tires, most of the vibration produced is absorbed by the tires, and vibration is usually only a problem if the roadway surface is very rough, or has pot-holes and other abnormalities. Although all vehicular traffic causes vibration, the vibration is not usually perceptible because of the vibration isolation characteristics of the pneumatic tires and the suspension systems.
3.18.1 BASELINE CONDITIONS
3.18.1.1 Methods and Data Collection There are no specific traffic-related noise regulations that apply to the development. Because the proposed project would not add capacity to any roadways, a traffic analysis is not needed and would not be required as part of this redevelopment.
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Commercial portions of the development, including the Head Start Center, management offices and Neighborhood Network Center, would be required to meet the applicable noise control regulations. Noise regulations applicable to the project include the Oregon Department of Environmental Quality (ODEQ) regulations, the noise control regulations from the City of Portland, and the HUD noise abatement and control regulations. The ODEQ regulations are found in OAR 340 Division 35 Noise Control Regulations. Under OAR 340-035-0035 (Noise Control Regulations for Industry and Commerce), industrial or commercial noise sources are subject to the limits specified in Table 3.18-1 below. The statistical noise levels L01, L10, and L50 refer to the sound pressure levels that occur for one percent (0.6 minutes), 10 percent (6 minutes), and 50 percent (30 minutes) in any 1-hour period. The DEQ regulations are not applicable to construction noise.
Table 3.18-1. Maximum Allowable Noise Levels from New Industrial and Commercial Source
Daytime Limits Nighttime Limits Measurement Metric (7:00am to 10:00pm) (10:00pm to 7:00am)
L50 55 dBA 50 dBA
L10 60 dBA 55 dBA
L01 75 dBA 60 dBA
Source: Michael Minor and Associates. 2011
Because the project is located in Portland, Oregon, the local noise control ordinance is applicable to the operation of the facility. The City of Portland noise control ordinance can be found in Title 18 of the City of Portland Administrative Code, Noise Control. The City of Portland Noise Control Ordinance defines three classes of property usage and the maxi- mum noise levels allowable for each. For example, the noise caused by a commercial property must be less than 60 dBA at the closest residential property line. The City of Portland Noise Control Ordinance is summarized in Table 3-18-2.
Table 3.18-2. City of Portland Noise Control Ordinance
Property Usage Maximum Allowable Sound Level, dBA Residential Commercial Industrial Residential & Open Space 55 60 65 Commercial 60 70 70 Industrial 65 70 75
Source: Michael Minor and Associates. 2011
Between the hours of 6:00 p.m. and 7:00 a.m., the maximum allowable levels shown in Table 3.18-2 are reduced by 5 dBA. In addition, for pure tone and steady state noise, such as constantly running fans, the maximum allowable noise levels in Table 3.18-2 are reduced by 5 dBA during daytime hours and 10 dBA during nighttime hours This project is also subject to 24 CFR 51, Subpart B, Department of Housing and Urban Development (HUD) Environmental Criteria and Standards – Noise Abatement and Control. These regulations are designed so that HUD-funded developments achieve the goal of a suitable living environment. HUD uses the day–night average sound level (Ldn) measurement metric for compliance verification. The Ldn is the 24-hour average sound level with 10 dBA
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added to the nighttime noise levels to reflect human sensitivity to sleep interference. HUD’s site acceptability noise standards are presented in Table 3.18-3. The term Ldn is also commonly used to refer to DNL, or Day Night Level.
Table 3.18-3. HUD General Acceptability Standards
HUD Acceptability Determination Exterior Ldn Sound Level (dBA) Acceptable Not exceeding 65 dBA Normally Acceptable Above 65 dBA, but not to exceed 75 dBA Unacceptable Above 75 dBA
Source: Michael Minor and Associates. 2011
The construction activities required for the redevelopment of the site and applicable regulations were discussed in Section 3.6.1. In summary, all project related construction would be subject to Title 18.10.060 of the Code of the City of Portland (Maximum Permissible Sound Levels – Construction Activities and Equipment). This regulation states that noise from commercial construction activities may not exceed 85 dBA at 50 feet (15.2 meters) from the source. Mitigation of construction noise is also discussed within the context of Title 18.10.060 of the Code of the City of Portland in Section 3.6.1. This regulation is designed to minimize noise impacts related to construction. All construction equipment is required to have sound control devices no less effective than those provided on the original equipment, and no equipment may have unmuffled exhaust. All construction equipment must also comply with pertinent EPA standards. Additional detail and standard construction noise mitigation methods are provided in Section 3.6.1. The noise and vibration study included the entire project site, and all noise and vibration sensitive properties located near the site that could be affected by facility operations. The study also evaluated the potential effects of noise on residences at Hillsdale Terrace after completion. Baseline noise levels for the area were taken from traffic noise modeling and general information on typical noise levels in urban areas. Peak hour and 24-hour traffic counts at the intersection of SW Capitol Hwy and SW 26th Avenue were obtained from the City of Portland web site (http://www.portlandmaps.com). Traffic volumes, speed and truck percentages were used in the Federal Highway Administration’s Traffic Noise model (TNM version 2.5) to predict the typical Ldn at the site. The project would be subject to the noise limits set forth in the Code of the City of Portland Title 18 and in 24 CFR 51, Subpart B, the ODEQ regulations are found in OAR 340 Division 35 Noise Control Regulations, and the acceptable limits found in 24 CFR 51, Subpart B, Department of Housing and Urban Development (HUD) Environmental Criteria and Standards – Noise Abatement and Control. The HUD noise screening level criteria, traffic noise projections, and on-site noise measurement data were used to assess whether the project is likely to comply with the HUD noise level acceptability standards. Information about potential rooftop HVAC units and other local noise sources were used to assess the potential for noise impacts under Title 18 of the Code of the City of Portland and – or the OAR 340 Division 35 Noise Control Regulations .
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Potential cumulative or indirect noise impacts associated with the project are also discussed qualitatively. Mitigation options for rooftop HVAC units and other operational noise sources are presented qualitatively if any potential noise impacts are predicted.
3.18.1.2 Existing Conditions The project site is located in an established residential area in Southwest Portland, Oregon. Major roadways, arterials and highways near the site include SW Capitol Highway, SW 30th Avenue, SW Vermont Street, and the Beaverton-Hillsdale Highway (OR10). The only roadways that are expected to have an influence at this site is SW Capitol Highway and SW 30th Avenue, as the other roadways are all shielded from the site by existing buildings and topographical conditions. The FHWA’s traffic noise model was used to predict the noise levels from the nearby arterial roadways at the edges of the Hillsdale Terrace site. Traffic volumes were obtained from the City of Portland’s on-line traffic information system at http://www.portlandmaps.com/detail.cfm?action=Traffic&propertyid=R330045&address_i. Using the worst case assumptions, the peak hour traffic noise levels at the project site were calculated at 55 to 56 dBA Leq. The peak hour noise level of 56 dBA Leq was used to derive a typical Ldn based on a conservative method found in the Transit Noise and Vibration Impact Assessment Manual, Federal Transit Administration, May 2006 (FTA 2006). These methods resulted in a predicted site Ldn of 54 dBA, which is well below the HUD acceptable level of 65 dBA. Because traffic noise is currently the dominant source in the area, it can be assumed that current noise levels are acceptable under the HUD criteria. Also, because noise from traffic on public roadways is exempt from the City of Portland and Oregon DEQ, and traffic noise is the dominant noise source in the area, the site also is in compliance with the city and state regulations. Vibration would result from heavy trucks and buses on nearby roadways and local construction projects. Although all vehicular traffic causes ground-borne vibration, the vibration is not usually perceptible because of the vibration isolation characteristics of the pneumatic tires and the suspension systems. Vibration is not predicted to be noticeable at the site due to distance from arterial roadways.
3.18.1.3 Assumptions The following assumptions were used to guide the impact analysis and, if necessary, mitigation development: Traffic volumes used to predict the Ldn were taken from recent count on a typical weekday, and included truck percentages The noise model used to predict the site noise levels did not include any shielding from existing structures that are between Capitol Highway and the site Although there may be some increase in traffic volumes with the proposed project, the increase in traffic would affect the existing noise levels by less than 3 dBA, and therefore would not increase the noise levels to above the 65 dBA Ldn HUD acceptability level The community space would consist of classrooms, meeting rooms, offices, shared facilities, community gathering spaces, etc. Noise sources, such as HVAC systems would be the type typically used for this type of installation.
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3.18.2 POTENTIAL IMPACTS AND KEY ISSUES The principal questions for consideration are: Given the existing noise levels and estimated future noise levels at the site, would the project be exposed to noise levels which exceed HUD’s noise standards? If there is a potential noise problem, what kinds of mitigation measures are proposed for the project?
3.18.2.1 No-Build Alternative Under the No-Build Alternative, noise levels in the area would continue to be dominated by traffic on major arterial roadways in the project area, including SW Capitol Highway, SW 30th Avenue, SW Vermont Street, and the Beaverton-Hillsdale Highway (OR10). As with the existing conditions, the only roadways that are expected to have an influence at the project site is SW Capitol Highway and SW 30th Avenue. The FHWA’s traffic noise model was used to predict the future No-Build noise levels from the nearby arterial roadways at the edges of the Hillsdale Terrace site. The future conditions analysis assumed slight growth in traffic volumes based on previous counts in the same area from the City of Portland. Using the worst case assumptions, the future No-Build peak hour traffic noise levels at the project site were calculated at 56 to 58 dBA Leq, which is an increase of 1 to 2 dB over the existing noise levels. The peak hour noise level of 58 dBA Leq was used to derive a typical Ldn based on a conservative method from FTA, 2006. These methods resulted in a predicted site Ldn of 56 dBA, which is well below the HUD acceptable level of 65 dBA. As with the existing conditions, the site is also in compliance with the local city and state regulations. Vibration under the No-Build Alternative is the same as described under the existing conditions.
3.18.2.2 Hillsdale Terrace Redevelopment Under the Redevelopment Alternative, noise levels in the area would continue to be dominated by traffic on major arterial roadways in the project area, including SW Capitol Highway, SW 30th Avenue, SW Vermont Street, and the Beaverton-Hillsdale Highway (OR10). As with the existing conditions, the only roadways that are expected to have an influence at the project site is SW Capitol Highway and SW 30th Avenue, as the other roadways are all shielded from the site. The major difference that occurs under the Redevelopment Alternative is the addition of the new units at Hillsdale Terrace. For the Redevelopment Alternative noise analysis, the FHWA’s traffic noise model was used to predict the future traffic noise levels from the nearby arterial roadways at the edges of the Hillsdale Terrace site. The Redevelopment Alternative traffic noise analysis also included the additional traffic that would access the Hillsdale Terrace site along SW 26th Avenue. In order to establish a worst- case scenario, it was assumed that residents from all 122 units would access the site with private vehicles, along with two delivery trucks and one moving truck (heavy truck) during the peak-traffic hour. Although this is highly unlikely, it confirms a conservative traffic noise analysis. The future conditions analysis also assumed slight growth in traffic volumes based on previous counts in the same area. Using the worst case assumptions, the future Redevelopment Alternative peak hour traffic noise levels at the project site were calculated at 58 to 59 dBA Leq, which is an increase of 2 to 3 dB over the existing noise levels. The peak hour noise level of 59 dBA Leq was used to derive a typical Ldn based on a conservative method from FTA 2006. These methods
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resulted in a predicted site Ldn of 57 dBA, which is well below the HUD acceptable level of 65 dBA. Therefore, the site is in compliance with the HUD standards for residential use. Other noise sources, such as HVAC systems, local noise producing activities and miscellaneous unrelated construction projects may on occasion result in slight increases in the exterior noise levels, however, given the site’s location, and shielding from nearby arterial roadways, any increase in noise would not be predicted to increase the overall cumulative noise at the site a notable amount. Based on this conservative analysis, there are no noise impacts predicted at the proposed Hillsdale Terrace site. Noise levels at properties surrounding Hillsdale Terrace, which includes residential uses and some commercial uses, are not predicted to increase notably due to the operation of Hillsdale Terrace. The traffic accessing the site, using the worst case assumption (as noted above), would only produce a worst case peak hour noise level of 58 dBA Leq at 25 feet from the roadway. Traffic noise levels during off-peak hours, evening and nighttime hours would be substantially lower, and therefore facility operations would not cause any new noise impacts, or increase the severity of any existing impacts at nearby noise sensitive land uses. Operational vibration levels would continue to be the result of trucks and buses on arterial roadways and are not predicted to be noticeable at the project site following construction. Construction noise levels for the proposed project improvements would result from normal construction activities. Noise levels for these activities can be expected to range from 70 to 95 dBA at sites 50 feet from the activities. These noise levels can be annoying, but will be temporary in nature. A detailed discussion of construction noise and vibration is provided in Section 3.6.1.
3.18.3 POSSIBLE MITIGATION MEASURES
3.18.3.1 No-Build Alternative Under the No-Build Alternative, no project and no noise or vibration mitigation would be proposed.
3.18.3.2 Hillsdale Terrace Redevelopment Under the Redevelopment Alternative, no mitigation measures are required for the operation of the housing site. Potential mitigation measures for the short-term construction related noise and vibration impacts are discussed in Section 3.6.1.
3.18.4 ANTICIPATED PERMITS AND APPROVALS There are no anticipated permits or approvals related to noise and vibration. The only potential permit would occur if the project was to seek authorization for construction outside the hours set forth in Title 18.10.060 of the Code of the City of Portland. Although the City could issue construction noise variances, the project must demonstrate that the construction must occur outside daytime hours due to traffic restrictions or other construction related issues. Given the location, it is unlikely that the City of Portland would issue any construction variance for this site.
3.18.5 CONCLUSION No additional noise impacts are anticipated from the No-Build Alternative.
December 2011 Hillsdale Terrace Redevelopment 3-99 Environmental Assessment Home Forward Portland Housing Bureau U.S. Department of Housing and Urban Development
Noise impacts associated with the Redevelopment Alternative are anticipated to be minor. The predicted site Ldn, or DNL, is 57 dBA, which is well below the HUD acceptable level of 65 dBA. Therefore, the site is in compliance with the HUD standards for residential use. Mechanical heating and ventilation systems must be designed to meet Title 18 noise requirements. Some short-term impacts are possible from construction activities and mitigation measures are proposed for the anticipated two-year construction period.
3.19 NUISANCES AND HAZARDS This HUD environmental factor is concerned with ensuring that a project is located and designed in a manner which reduces any potential risk to the public or project users from personal injury or property damage man-made hazards. Sources of hazards and potential nuisances include structural, physical, and psychological sources, and some are potential irritations to project residents: Site hazards: inadequate street lighting, uncontrolled access to lakes and streams, improperly screened drains or catchment areas, drilling operations, pipelines, steep stairs or walks, overgrown brush, lack of access for emergency vehicles. Traffic: circulation conflicts, heavy traffic, hazardous cargo transportation routes and road safety. Neighborhood hazards/nuisances: vibration, glare from parking lots, odors and proximity of the project to aerial transmission lines, power plants, transformers, drainage canals, junk yards, and industrial activities.
3.19.1 BASELINE CONDITIONS
3.19.1.1 Existing Conditions The existing Hillsdale Terrace contains a number of nuisances and hazards due to the site’s topography, poor soil conditions and inferior site and building design. The steep site is eroding, buildings suffer from mold and mildew, and the site and buildings are inaccessible to people with mobility challenges. Erosion has exposed sanitary sewer lines across the site. Breaks in these lines cause sewage to leak and allow vermin to enter buildings. Mold and mildew are pervasive problems that impact indoor air quality. Mold and mildew are visible on interior walls, ceilings and windows and the odor of mold is present in all units. Plumbing systems are severely deteriorated, inefficient, and out of compliance with plumbing code. Chronic low water pressure is caused by corrosive mineral build-up in galvanized steel pipes. Underground distribution lines have cracked as buildings have settled, giving vermin paths into housing units. Electrical service on site is also severely deteriorated, inefficient, and a fire hazard. No high-voltage transmission lines, odors, hazardous wastes, or open drainage ditches were observed on the subject property or adjacent properties. No facilities using fire-prone or explosive materials were observed on or adjacent to the subject property. A review of the environmental database search report did not reveal facilities using explosive or fire-prone materials on adjacent properties. No evidence of drug lab activity was observed on the site. No evidence of drug-lab activities on the subject property or adjacent properties were identified in state fire marshal and state health department records.
3-100 Hillsdale Terrace Redevelopment December 2011 Environmental Assessment Home Forward Portland Housing Bureau U.S. Department of Housing and Development
The EPA map for Oregon indicates that the subject property is in Zone 2 for radon levels. This indicates a moderate potential for elevated radon levels. Catch basins observed in the paved parking areas did not exhibit unusual odors or staining. Multiple small catch basins were observed across the site, covered with small green metal plates. Staff observed no pits, ponds, lagoons, stained soils or odors on the subject property. No indications of improper solid waste disposal were observed during the site reconnaissance. Site lighting needs to be increased to maintain appropriate light levels for public safety and general monitoring of nighttime activities. In cold, freezing conditions water turns the drives and sidewalks into hazardous sheets of ice. No other conditions of concern were observed on the subject property or adjoining properties during the site reconnaissance.
3.19.1.2 Assumptions None
3.19.2 POTENTIAL IMPACTS AND KEY ISSUES Key issues considered in the evaluation include: Does the project involve any potential hazards? Are there project users or neighboring populations whose special health and safety needs are not anticipated in the project design? What measures are required to protect children from "attractive" nuisances? What measures are required to reduce the potential risk to the elderly from dust, and to provide temporary walkways and traffic around the construction site? Determine if the problems which may generate nuisances can be alleviated by designs or plan changes Determine whether the project needs special design or engineering criteria which would affect its feasibility.
3.19.2.1 No-Build Alternative The No Build Alternative would not address any of the nuisances and hazards that currently exist at the facility. Residents of Hillsdale Terrace would continue to be subject to electrical hazards, faulty plumbing and mold in living units that result from poor design and construction of the current facility.
3.19.2.2 Hillsdale Terrace Redevelopment The Redevelopment Alternative would address each of the nuisances and hazards described in the existing conditions. A new site plan design would address drainage problems that have contributed to structural, vermin and mold problems. Deficient structures would be demolished and replaced with modern structures that comply with building codes, and obsolete, poorly functioning utilities would be replaced. Source shielding for exterior lighting would be used to ensure that light sources are not directly visible from residential areas, and to limit spillover light and glare.
December 2011 Hillsdale Terrace Redevelopment 3-101 Environmental Assessment Home Forward Portland Housing Bureau U.S. Department of Housing and Urban Development
3.19.3 POSSIBLE MITIGATION MEASURES
3.19.3.1 No-Build Alternative Hazards at the Hillside Terrace site consist primarily of those that result from poor site design and structural deficiencies in existing buildings and utilities. Mitigattion is not possible without re-construction.
3.19.3.2 Hillsdale Terrace Redevelopment The site would be vacated during construction. Residents living at the redeveloped site would not be subject to the list of nuisance and hazard condiitions described in the exissting conditions.
3.19.4 ANTICIPATED PERMITS AND APPROVALS None.
3.19.5 CONCLUSION The No-Build Alternative would not address nuisances and hazards that exist as a result of design and structural deficiencies at the current facility. The Redevelopment Alternative would address these nuisances and hazards.
3.20 PARKS AND RECREATION The purpose of studying this environmental factor is to determine if there is accessible, adequate and appropriate open space, recreational and cultural facilities to meet the needs of the proposed project’s residents.
3.20.1 BASELINE CONDITIONS
3.20.1.1 Existing Conditions Hillsdale Terrace is located in Southwest Portland, an area with significant parks, recreational and cultural assets. It is less than a mile away from the Multnomah Art Center (a community art center), one mile from the Southwest Community Center and its surrounding park, which offer recreation, education classes and other services. And just five miles away, accessible by direct bus service, is downtown Porrtland with its parks, recreation areas and cultural facilities.
Hillsdale Terrace On-Site Hillsdale Terrace has an abundance of open space but limited opportunities for recreation. The courtyards are large expanses of undefined space, with grassy landscaping, trimmed but sparse shrubs, and a number of mature trees. The hillsides at Hillsdale Terrace are heavily eroded which has been caused by both resident abuse and uncontrolled stormwater. The physical connections on site are hampered by large changes in elevation between the parking, buildings and open spaces. This is also persistent at the property edges with connections to
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the surrounding neighborhood. There are two primary playground areas. One area has recently been updated with playground equipment that is located in the center of the lower courtyard between two groupings of buildings. The fill material for the pllay structures are bark dust. While it is very open to the surrounding site the apartment buildings do not face the playground or have windows looking into the area. The second playground is a concrete basketball court which is separated from the apartment buildings. This area is adjacent to neighboring single family homes and is largely unmonitored by Hillsdale Terrace residents. The buildings at Hillsdale Terrace are institutional and impersonal. Windows do not look onto public spaces. The courtyards created by building placement are not designed to support safe and active playgrounds and community spaces. When viewed in plan buildings appear to be neatly arranged around courtyards, but distances between buildings are significant and adjacent landscaped areas have a slope of 25 percent or more, making them usable for little other than vertical circulation. The playground is not visible from six of the eight buildings.
Hillsdale Terrace within One Mile Within one mile of Hillsdale Terrace there are 13 public open space and recreation and facilities (Figures 3.20-1 through 3.20-14). The 13 facilities are briefly described below, including the distance from Hillsdale Terrace.
Figure 3.20-1. Open Space, Recreation and Cultural Facilities within One Mile of Hillsdale Terrace
Source: Portland Maps Online, July 2011. www.portlandmaps.com
December 2011 Hillsdale Terrace Redevelopment 3-103 Environmental Assessmennt Home Forward Portland Housing Bureau U.S. Department of Housing and Urban Development
Figure 3.20-2. Custer Park
Address SW 21st Ave & Capitol Hill R d Distance 0.39 miles Size 6.49 acre(s) Amenities Disabled access play area, disabled access restroom, paths – paved, playground, soccer field, softball field
Source: Portland Maps Online, July 2011. www.portlandmaps.com
Figure 3.20-3. Hillsdale Park
Address SW 27th Ave & Hillsdale Hwy Distance 0.45 miles Size 5.17 acre(s) Amenities Dog off-leash area, picnic tables
Source: Portland Maps Online, July 2011. www.portlandmaps.com
Figure 3.20-4. Multnomah Arts Center
Address 7688 SW Capitol Hwy Distance 0.54 miles Size 5.27 acre(s) Amenities Basketball court, community center, kitchen – reservable, meeting room – reservable, party room – reservable, picnic tables, playground, wedding site – reservable
Source: Portland Maps Online, July 2011. www.portlandmaps.com
3-104 Hillsdale Terrace Redevelopment December 2011 Environmental Assessment Home Forward Portland Housing Bureau U.S. Department of Housing and Development
Figure 3.20-5. Stephens Creek Natural Area
Address SW Bertha Blvd & Chestnut St Distance 0.61 miles Size 3.38 acre(s) Amenities Natural area
Source: Portland Maps Online, July 2011. www.portlandmaps.com
Figure 3.20-6. Dewitt Park
Address 1805 SW DeWitt St Distance 0.68 miles Size 1.13 acre(s) Amenities Picnic tables, playground
Source: Portland Maps Online, July 2011. www.portlandmaps.com
Figure 3.20-7. Gabriel Park / Southwest Community Center & Pool
Address SW 45th Ave & Vermont St Distance 0.71 miles Size 90.65 acre(s)
Amenities Baseball field, basketball court, community center, disabled access picnic area, disabled access play area, disabled access restroom, dog off-leash area, fitness room, gymnasium, kitchen – reservable, meeting room – reservable, party room – reservable, paths – paved, paths – unpaved, picnic site – reservable, picnic tables, playground, rock climbing wall, skate park, soccer field, softball field, swimming pool – indoor, tennis court, tennis court – lighted, volleyball court, weight room, wireless internet access Source: Portland Maps Online, July 2011. www.portlandmaps.com
December 2011 Hillsdale Terrace Redevelopment 3-105 Environmental Assessment Home Forward Portland Housing Bureau U.S. Department of Housing and Urban Development
Figure 3.20-8. Wilson Pool
Address 1151 SW Vermont St Distance 0.74 miles Size 0.47 acre(s) Amenities Swimming pool – outdoor
Source: Portland Maps Online, July 2011. www.portlandmaps.com
Figure 3.20-9. Gabriel Community Garden & Orchards
Address SW 41st Ave & Canby St Distance 0.78 miles Size 0.00 acre(s) Amenities Community garden
Source: Portland Maps Online, July 2011. www.portlandmaps.com
Figure 3.20-10. Albert Kelly Park
Address SW Dosch Rd & Mitchell St Distance 0.86 miles Size 12.08 acre(s) Amenities Paths – unpaved, picnic tables, playground, soccer field, volleyball court
Source: Portland Maps Online, July 2011. www.portlandmaps.com
3-106 Hillsdale Terrace Redevelopment December 2011 Environmental Assessment Home Forward Portland Housing Bureau U.S. Department of Housing and Development
Figure 3.20-11. Burlingame Park
Address SW 12th Ave & Falcon St Distance 0.89 miles Size 4.64 acre(s) Amenities Disabled access play area, paths – unpaved, picnic tables, playground, soccer field, softball field
Source: Portland Maps Online, July 2011. www.portlandmaps.com
Figure 3.20-12. George Himes Park
Address SW Terwilliger Blvd & Slavin Rd Distance 1.08 miles Size 32.36 acre(s) Amenities Natural area, paths – paved, paths – unpaved, picnic tables, trails – hiking
Source: Portland Maps Online, July 2011. www.portlandmaps.com
Figure 3.20-13. Fanno Creek Natural Area
Address SW 59th Ave & Hamilton St Distance 1.46 miles Size 1.86 acre(s) Amenities Natural area
Source: Portland Maps Online, July 2011. www.portlandmaps.com
December 2011 Hillsdale Terrace Redevelopment 3-107 Environmental Assessment Home Forward Portland Housing Bureau U.S. Department of Housing and Urban Development
Figure 3.20-14. SW Terwilliger Blvd Parkway
Address SW 6th Ave - Sheridan St to Slavin St Distance 1.55 miles Size 83.17 acre(s) Amenities Paths – paved, picnic tables, playground, trails – biking, trails – hiking
Source: Portland Maps Online, July 2011. www.portlandmaps.com
Also in close proximity to the Hillsdale Terrace site is the Hillsdale public library. The library is located at 1525 SW Sunset Boulevard. In addition to having access to the Multnomah County Library’s systemwide resources, Hillsdale Library also houses collections of materials in Spanish and Russian, and has Spanish and Russian-speaking staff. The library hosts events and services, especially for kids and teens, and has a meeting room available for no charge for community meetings and events. Small, private study rooms are also available.
Privately owned recreation and cultural facilities are also located within close proximity to the Hillsdale Terrace site. The closest facility is the Mittelman Jewish Community Center (MJCC) located at 6651 SW Capitol Highway, directly across from the entrance to Hillsdale Terrace. MJCC traditionally has been a center for Jewish life while offering a welcoming environment for all of its neighbors. People come to the MJCC for services and programs open to the public and found nowhere else in Oregon or southwestern Washington, including community-wide secular Jewish celebrations and performances; Jewish community orchestra and klezmer performances and family activities. Although the MJCC’s stated mission is to fulfill these needs for Portland’s Jewish community, MJCC has always interpreted that imperative to encompass the entire Portland community. This history of service to a diverse, broad-based community, informed by the Jewish imperative of tikkun olam (repairing the world; making the world a better place) infuses the MJCC’s spirit.
3.20.1.2 Assumptions The following assumptions were used to guide the impact analysis and, if necessary, mitigation development: The Hillsdale and Multnomah neighborhoods have a significant number of open space, recreation and cultural facilities. The site can accommodate open space, recreation and community facilities. Open spaces can serve a joint use with stormwater facilities, provided the latter do not introduce additional liability or safety issues. Open spaces should be fully accessible.
3-108 Hillsdale Terrace Redevelopment December 2011 Environmental Assessment Home Forward Portland Housing Bureau U.S. Department of Housing and Development
The proposed project would incorporate open space, recreation and community facilities to meet the needs of its new residents.
3.20.2 POTENTIAL IMPACTS AND KEY ISSUES HUD’s 1390.2 Guidebook identifies the following key issues for evaluation: Are open spaces and recreational facilities within reasonable walking distance to the development? If not, is adequate public transportation available to these facilities? Would the proposed development overload existing facilities? Are there convenient facilities to meet the needs of small children, senior citizens, and the handicapped?
3.20.2.1 No-Build Alternative The No-Build Alternative perpetuates the existing pattern of lack of clear definition between public and private open space and poorly designed outdoor space not utilized by residents that expose children to criminal activity in unclaimed outdoor areas. The No-Build Alternative also does not improve the current play equipment deficiencies on site and does not provide amenities for seniors and disabled residents. The No-Build Alternative also does not provide private outdoor space of a size and type appropriate to the size of the dwelling unit, as required by Oregon Housing and Community Services and the City of Portland Zoning Code.
3.20.2.2 Hillsdale Terrace Redevelopment The Redevelopment Alternative would provide new, accessible green spaces, including structured bioswales (i.e., “rain gardens”), play grounds, natural play areas and community gardens. The Redevelopment Alternative would better define public and private open space at the Hillsdale Terrace site, provide new play equipment and create better access for seniors and disabled resident. The new site design would allocate open space consistent with the provisions of the City of Portland Zoning Code.
3.20.3 POSSIBLE MITIGATION MEASURES
3.20.3.1 No-Build Alternative Potential mitigation measures for the No-Build Alternative include improving the playground equipment located on site and better defining the public open space from the private open space through the creation of fenced yards for ground floor units. Note that replacing playground equipment may not improve fall zones or provide activities for people of different ages and abilities.
3.20.3.2 Hillsdale Terrace Redevelopment No mitigation measures are required.
3.20.4 ANTICIPATED PERMITS AND APPROVALS Oregon Housing and Community Services would review the proposed development for compliance with the outdoor space requirements of “Section 10 Architectural Standards” when the final tax credit applications are submitted in 2014. (Note that the 9% application has already been reviewed and approved; these tax credits are secure. The 4% application will be submitted for review during the winter of 2011/2012.)
December 2011 Hillsdale Terrace Redevelopment 3-109 Environmental Assessment Home Forward Portland Housing Bureau U.S. Department of Housing and Urban Development
The City of Portland’s Bureau of Development Services would review the development for compliance with Portland Zoning Code Section 33.120.240 during the building permit review process in the spring / summer of 2012.
3.20.5 CONCLUSION The Redevelopment Alternative would provide residents with greater access to safe and accessible open green spaces. Residents of family housing units would have access to new playgrounds, natural play areas, community gardens, new indoor community space and resident service programming.
3.21 PUBLIC SERVICES The purpose of addressing this environmental compliance factor is to determine whether the site for the proposed project is suitable for the project purpose and to identify potential impacts to public services that may result from project construction.
3.21.1 BASELINE CONDITIONS
3.21.1.1 Existing Conditions Water service is provided by the City of Portland’s Water Bureau. Wastewater and stormwater drainage services are provided by the City of Portland’s Bureau of Environmental Services. Although service provision is adequate, Home Forward has documented deficiencies of the on-site water and sewer infrastructure. Erosion has exposed lateral and sewer lines in landscaped areas and around structures across the site. Breaks in these lines cause sewage to leak and create opportunities for vermin to enter buildings. All lateral and waste lines are cast iron and corrosion is a pervasive problem. Solid waste removal is provided by a private handler.
3.21.1.2 Assumptions The following assumptions were used to guide the impact analysis and, if necessary, mitigation development: Redevelopment would include extensive infrastructure and site improvements. Home Forward would incorporate conservation and sustainable elements into the project design, such as green streets, planned pervious areas (green spaces), and energy and water efficiency measures.
3.21.2 POTENTIAL IMPACTS AND KEY ISSUES Key issues considered in the evaluation include: Can the City of Portland’s Water Bureau can supply adequate water to the development? Would the estimated solid waste generation overtax the landfill or existing collection systems? Would the capacity of stormwater management systems be sufficient to accommodate run-off for the redevelopment site? Would the capacity of the sanitary sewer system be sufficient to accommodate the development?
3-110 Hillsdale Terrace Redevelopment December 2011 Environmental Assessment Home Forward Portland Housing Bureau U.S. Department of Housing and Development
3.21.2.1 No-Build Alternative Although service provision is adequate, deficiencies of the on-site water and sewer infrastructure deficiencies would worsen over time. Replacing the site infrastructure is not currently funded in Home Forward’s capital program and no funds for replacement have been identified. Over time, it is likely that as the infrastructure worsens and Home Forward is unable to improve it, housing units would be removed from Home Forward’s inventory.
3.21.2.2 Hillsdale Terrace Redevelopment The City of Portland has indicated that existing public services are adequate to support the proposed additional 62 housing units. The appropriate City bureaus would review the proposed new loads during the permitting phase and would instruct Homer Forward to pay appropriate System Development Charges (SDCs) related to the increase in housing units. Current water supply and pressure to the site are adequate, and new hydrants would be provided to meet current City standards. Sprinklers would be provided in buildings where required by code. Fire safety issues would be further reviewed by the local jurisdiction during the permitting phase.
3.21.3 POSSIBLE MITIGATION MEASURES
3.21.3.1 No-Build Alternative Replacing the site infrastructure is not currently funded in Home Forward’s capital program and no funds for replacement have been identified. Without funding sources, no long-term mitigation is possible.
3.21.3.2 Hillsdale Terrace Redevelopment No mitigation is required.
3.21.4 ANTICIPATED PERMITS AND APPROVALS Plumbing and utility permits would be included in construction permits issued by the City of Portland’s Bureau of Development Services. A National Pollutant Discharge Elimination System (NPDES) permit would be required.
3.21.5 CONCLUSION Although existing public services are adequate for both the No Build and Redevelopment Alternatives, identified infrastructure deficiencies will continue to worsen over time. The Redevelopment Alternative will improve the site’s water, stormwater, and sanitary services, whereas, under the No-Build Alternative, there is no funding available to provide long-term improvements to the site’s infrastructure.
3.22 SAFETY AND SECURITY The perception of safety—or lack of safety—in the vicinity of Hillside Terrace is an important factor in residents’ and neighbors’ satisfaction with their home and neighborhood environments. Therefore, this section evaluates both real and perceived safety concerns at and near the Hillside Terrace site.
December 2011 Hillsdale Terrace Redevelopment 3-111 Environmental Assessment Home Forward Portland Housing Bureau U.S. Department of Housing and Urban Development
3.22.1 BASELINE CONDITIONS
3.22.1.1 Existing Conditions Elevated levels of criminal activity take place at Hillsdale Terrace and the immediate neighborhood. Data gathered by the Portland Police Bureau in 2007 shows the incidence of Part I and Part II crimes in Hillsdale Terrace’s neighborhood was 167 per 1000 residents, compared to 117 for all of Southwest Portland (Portland Police Bureau 2007 Statistical Report). Police reports show higher incidences of crime–especially vandalism and assault–in the immediate vicinity of Hillsdale Terrace compared to the broader neighborhood. Many residents have reported having their cars and apartments broken into and seeing considerable drug activity around the property. In public meetings, they have voiced frustration with what they term “drug-related” crimes, menacing teenagers and fear of retribution from other residents for reporting criminal activity. Parents indicated that they do not feel it is safe for their children to play outside because of these activities. The poor design of Hillsdale Terrace, with indefensible space and few “eyes on the street,” fosters criminal activity and exacerbates the residents’ fears and sense of insecurity. A lack of investment in the public infrastructure of the neighborhood surrounding Hillsdale Terrace further impacts livability. There are areas with no sidewalks, unimproved and overgrown streets, and unsafe pedestrian crossings that weaken the site’s connection to the surrounding neighborhood. Statistics regarding the incidence of domestic violence and the involvement of Child Protection Services (CPS) were collected during the HOPE VI grant application phase. Based on the sensitive nature of these questions, the case manager making the inquiry sought general responses instead of specific details. Almost half, or 48%, of parents interviewed self-reported direct experience with a CPS investigation in their household, including two parents whose children are currently in protective custody outside the home. This statistic was closely aligned with the 40% of parents who reported that their children had been exposed to or witnessed domestic violence while living at Hillsdale Terrace. In addition to issues of personal safety and security, structures on site present a variety of safety exposures. Home Forward has corrected a number of major Housing Quality Standard (HQS) deficiencies over the past 15 years, but a 2009 needs assessment completed by a third party quantified $15.2 million in capital needs. Many of the deficiencies directly impact the safety of the buildings. Electrical service on site is original, severely deteriorated, inefficient, and out of compliance with electrical code. Primary electrical load centers at each building are not grounded. Outlets in housing units do not meet current electrical code (for type, spacing or location) or the needs of residents. During yearly HQS inspections, HUD’s Uniform Physical Condition Standards (UPCS) inspectors frequently fail apartments in which residents have spliced lamp cord into outlets to increase access to power. This increases the risk of fire at the property. There are no provisions for residents with sight or hearing disabilities. Site lighting needs to be increased to maintain appropriate light levels for public safety and general monitoring of nighttime activities. Plumbing systems are also original, severely deteriorated, inefficient, and out of compliance with plumbing code. Underground distribution lines have cracked as buildings have settled, giving vermin paths into housing units. Due to the poor water service, Home Forward has never been able to install a fire suppression system.
3-112 Hillsdale Terrace Redevelopment December 2011 Environmental Assessment Home Forward Portland Housing Bureau U.S. Department of Housing and Development
Hazardous materials—including mold, lead-based paint and asbestos—are known or presumed to be present on site.
3.22.1.2 Assumptions The following assumptions were used to guide the impact analysis and, if necessary, mitigation development: Residents and neighbors of Hillside Terrace do not feel safe and are dissatisfied with the status quo.
3.22.2 POTENTIAL IMPACTS AND KEY ISSUES Key issues considered in the evaluation include: Does the site design comply with the tenets of Crime Prevention Through Environmental Design (CPTED)? Does the site design comply with HOPE VI design guidelines and Oregon Housing and Community Services design guidelines? Do the City of Portland infrastructure bureaus (Environmental Services, Transportation, and Water) support the level of proposed physical connectivity? Does the Portland Police Bureau support the site design? Does the Office of Neighborhood Involvement (ONI) support the design? Does the location and design provide adequate access for fire and police vehicles? Are there existing obstacles that would limit access to the site in an emergency situation? Would the redevelopment address such obstacles? Are playgrounds for children safe and easily supervised by adults?
3.22.2.1 No-Build Alternative The site design of the No-Build Alternative does not comply with the tenets of CPTED. However, staff at each Home Forward property participate in ONI’s Enhanced Safety Properties training program and would continue to do so at this property. The site design of the No-Build Alternative does not comply with HUD’s HOPE VI design guidelines, “Principles for Inner City Neighborhood Design” or design standards for new construction issued by Oregon Housing and Community Services in 2011. Because the development is existing, neither Portland’s infrastructure bureaus nor the Portland Police Bureau have a venue for commenting on connectivity or requesting modifications to site design of the No-Build Alternative; input is solicited at the time of development and any insufficiencies and managed operationally. However, the existing site has adequate sanitary sewer and water access, even though the infrastructure within the site cannot support the access. Home Forward’s Real Estate Operations department works closely with ONI staff to enhance safety at all Home Forward sites. Resident education and implementation of simple CPTED measures would continue if the No-Build Alternative were pursued. Emergency vehicle access to the existing site is adequate and would remain so if the No- Build Alternative is pursued. There are no existing obstacles that limit access. Playgrounds of the No-Build Alternative are not easily supervised by adults and are therefore less safe for children.
December 2011 Hillsdale Terrace Redevelopment 3-113 Environmental Assessment Home Forward Portland Housing Bureau U.S. Department of Housing and Urban Development
3.22.2.2 Hillsdale Terrace Redevelopment The site design of the Redevelopment Alternative complies with the tenets of CPTED. Southwest Portland’s Crime Prevention Coordinator is a member of the Community Advisory Committee and has had opportunities to review and comment on the proposed site design. Following redevelopment, site staff would participate in ONI’s Enhanced Safety Properties training program. The site design of the Redevelopment Alternative complies with HUD’s HOPE VI design guidelines, “Principles for Inner City Neighborhood Design” to the greatest extent possible given the limited access to rights-of-way. Compliance with Oregon Housing and Community Services’ design standards for new construction is a requirement of tax credit funding; because this development would be funded in part by Low-Income Housing Tax Credits, the new development would be fully compliant. Portland’s infrastructure bureaus have been consulted early in the design process through an Early Assistance meeting. Staff from the bureaus have been assigned to the project and are available for consultation throughout the design process. After completion of construction documents, bureau staff would complete a full code-driven review of all utilities and improvements to the adjacent rights-of-way over which they have jurisdiction. The Redevelopment Alternative would meet or exceed all current development standards. A Portland Police Bureau Officer is a member of the Community Advisory Committee and has had the opportunity to review and comment on the proposed site design. Prior to construction documents being submitted for permit review, the design team and Real Estate Operations staff would meet with representatives of the police bureau to discuss the site design and operations plan. Home Forward’s Real Estate Operations department works closely with ONI to enhance safety at all Home Forward sites and would continue to do so if the Redevelopment Alternative is pursued. Staff from ONI have participated in the Community Advisory Committee and have had opportunities to review and comment on the proposed site design. The site design has been modified to address suggestions from ONI staff. Emergency vehicle access to the existing site is adequate and would remain so if the Redevelopment Alternative is pursued. There are no existing obstacles that limit access. Playgrounds of the Redevelopment Alternative would be located and designed to be easily supervised by adults and, therefore, safer for children.
3.22.3 POSSIBLE MITIGATION MEASURES
3.22.3.1 No-Build Alternative There is little mitigation that can be suggested for the No-Build Alternative, as the primary safety and security concerns arise from the design of the site. Were the site to remain in its current state, Home Forward may install additional security cameras, strategic fencing, and new playground equipment. Improving safety at the building level would require a significant investment of undetermined capital funds and would be, at best, a piecemeal and inequitable approach to improving safety.
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3.22.3.2 Hillsdale Terrace Redevelopment Issues of safety and security are addressed through the participation of residents, ONI staff, the Portland Police Bureau, and Home Forward’s Real Estate Operations staff in the Redevelopment Alternative design process.
3.22.4 ANTICIPATED PERMITS AND APPROVALS City of Portland development and building permits
3.22.5 CONCLUSION The Redevelopment Alternative would address issues of safety and security that cannot be resolved under the No-Build Alternative.
3.23 SCHOOLS AND SOCIAL SERVICES The purpose of this section is to determine whether the local school system can serve school age children in the proposed development. Schools include the traditional elementary and high school systems and may include centers of higher education and adult education. The need for educational facilities is related to the age and structure of the population and is influenced by the economic structure of the community. This section also evaluates the availability of social services on or near the site. Social services include transportation for handicapped persons and senior citizens, and alcoholism and drug programs. The need for such services would be a function of the age, income, and educational level of residents.
3.23.1 BASELINE CONDITIONS
3.23.1.1 Existing Conditions Access to local schools is adequate. Children who live at Hillsdale Terrace and attend Portland Public Schools are enrolled at Hayhurst Elementary (K-5), John Gray Middle School (6-8), or Wilson High School (9-12). Home Forward has been providing on-site case management since May 2009. Case management staff have met with every Hillsdale Terrace family to review opportunities to participate in Home Forward’s Family Self Sufficiency (FSS) program, encourage families to participate in youth programming on site, and provide health education. A comprehensive resident needs assessment was conducted in 2009; results of the assessment were confirmed through additional surveys and resident outreach in 2010. Research included two surveys, in multiple languages, of Hillsdale Terrace households (which yielded an 80% return rate), and ten focus groups and trainings (averaging 15 residents). These efforts solicited information on needs and preferences regarding education and social services. Additional information was gathered during one-on-one interviews with residents and representatives of community-based organizations. The needs assessment found that 70% of all families at Hillsdale Terrace live in extreme poverty (at or below 15% of MFI); 77% of adult residents do not have a high school diploma or GED; nearly 70% of households are unemployed; 74% of residents believe that on-site employment resources and job training would be helpful to their job search; more than 80% of residents would like to further their education; and 81% believe that the overall community
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would benefit if more residents attended school or worked. However, fewer than 15% have accessed local workforce education, training or employment programs. Six of the adults receive Supplemental Security Income (SSI) due to disability. Hillsdale Terrace is largely comprised of families with children; 83% of households have children, and 56% (114) of residents are under the age of 18. The resident needs assessment found that approximately 57% of parents identified as top priority a better education and consistent after-school activities, such as homework clubs. The quality of local schools was identified as one of the top three things residents like most about living at Hillsdale Terrace, but 76% of families say their children currently are not enrolled in after-school programs. Residents stressed the need for youth employment, adult mentors and programs to help better prepare children for school and adult life. In responding to the needs assessment, residents expressed concern regarding the unhealthy living environment (mold, deteriorating building materials and poor ventilation, for example) and a lack of safe outdoor space. Twenty eighty percent report their health has gotten worse over the last year. A separate educational needs assessment was conducted in July 2009. Data was collected from every household (25 parents) who had children between birth and age 5 currently living in Hillsdale Terrace. This represented 53 children. A follow-up interview was conducted in September 2010 to confirm original findings. These one-on-one interviews were performed using both closed-form and open-ended questions that addressed a range of issues related to early childhood education, health, food security, and overall satisfaction with community services. Parents interviewed at Hillsdale Terrace reported a need for early education services. When asked about their children’s abilities to read and count, 31% of parents with children ages 4 and 5, responded “not very well” or “not at all”. Fifty-eight percent of parents have at least one of their children enrolled in either Early Head Start or Head Start, which amounts to 21out of the 53 children in the eligible age group living at Hillsdale Terrace. An additional 9 children are enrolled in kindergarten at the local public school. Approximately 41% of parents who do not have their children enrolled in any early childhood education program expressed a desire to do so, and one parent had her child on the waiting list for Head Start. The interview results indicated that two children between the ages of 3 and 5 are involved in early intervention services, including intervention for a developmental delay in speech. With regard to parental support, only 44% of parents interviewed had involved themselves regularly in a parent support program. Of these parents, however, all reported that these classes have been either “helpful” or “very helpful”. Hillsdale Terrace parents with young children also demonstrated a need for increased literacy engagement with their children. Only 56% reported reading to their children “always” or “often,” which may be explained partially by literacy rates among parents; parents that reported reading to their children only “sometimes” or “rarely” also tended to express difficulty reading themselves. When asked if they have a hard time reading, 16% of parents self- reported “sometimes” and 8% responded “not sure”. The interview results reflect a need for children to participate in early childhood education and for parents to engage with them. When asked what they wish they could change about Hillsdale Terrace, 36% expressed an idea related to access to early education services for children or adult educational programs. Home Forward also collected health and nutrition information. Of the 25 parents interviewed, 58% reported that they currently access the federal WIC program, and all but two reported
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that their children had health insurance. (Note: the Oregon Health Plan provides medical insurance for very low-income children.) All parents cited their children’s physical and dental health as “ok” or better, but 28% reported that at least one of their children under the age of five had experienced asthma. These statistics demonstrate a need for more comprehensive health care among children between birth and age 5. The need for access to healthier foods was identified by 88% of the residents. Food insecurity is especially an issue among parents; 44% reported in the survey that they have “sometimes” gone without food so that their children could eat. And 46% noted a desire for better health and better access to health care. Four residents are 65 years old or older and only two are currently receiving meals on wheels or other supportive services.
3.23.1.2 Assumptions The following assumptions were used to guide the impact analysis and, if necessary, mitigation development: Ease of access to local schools from the property would not change following redevelopment. The HOPE VI Revitalization Grant includes funding for new and expanded social services on site.
3.23.2 POTENTIAL IMPACTS AND KEY ISSUES Key issues considered in the evaluation include: Are school facilities adequate to meet the needs of the increased population? Would additional or alternative school programs be available to ensure the success of Hillsdale Terrace students? Do new and existing social service programs meet the needs of residents? Would an increase in population strain the capacity of existing services? If yes, how would these services be supplemented? Are schools and services within a reasonable distance from the site? Would services that meet the needs of handicapped persons and senior citizens be provided? Would services be available in a timely manner following project completion?
3.23.2.1 No-Build Alternative Students have sufficient access to local schools. Those who attend Portland Public Schools are enrolled at Hayhurst Elementary (K-5), John Gray Middle School (6-8), or Wilson High School (9-12). Under the No-Build Alternative, a decline in academic achievement could result from stigmatization and an unhealthy living environment, including the presence of mold, deteriorating building materials and poor ventilation.
3.23.2.2 Hillsdale Terrace Redevelopment The student population increase that would result from the Redevelopment Alternative is not significant enough to burden existing facilities and services. Increased and revitalized housing could improve the housing stability and academic achievement of Hillsdale Terrace students. The on-site Head Start facility would provide early childhood education, development, comprehensive health, and social services to residents of Hillsdale Terrace and the surrounding neighborhood.
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During the relocation period, while the site is being reconstructed, students may experience difficulties if they are transferred to a different school. However, Home Forward’s relocation plan includes extensive outreach to ensure appropriate levels of social services are continued and that, for households with children, every effort would be made to identify comparable housing units within the same school boundaries for those households who prefer to stay in their existing school. Home Forward would work with Portland Public Schools to keep children in local schools during the relocation phase and to plan for anticipated increases in school age children following redevelopment.
3.23.3 POSSIBLE MITIGATION MEASURES
3.23.3.1 No-Build Alternative Home Forward has limited capacity to provide additional support services to the residents of Hillsdale Terrace, therefore, no mitigation measures are proposed for the No-Build Alternative.
3.23.3.2 Hillsdale Terrace Redevelopment The Redevelopment Alternative incorporates a number of education- and social- related programs and services that would benefit the residents of Hillsdale Terrace; therefore, no mitigation measures are required.
3.23.4 ANTICIPATED PERMITS AND APPROVALS None.
3.23.5 CONCLUSION Neither the No-Build Alternative nor the Redevelopment Alternative would result in a population increase significant enough to burden local schools and social services. Schools would temporarily lose students during relocation and construction. However, construction of Hillside Terrace is anticipated to result in improved living and social conditions for residents and school children.
3.24 SITE SUITABILITY, ACCESS, AND COMPATIBILITY WITH SURROUNDING DEVELOPMENT HUD requires the analysis of this environmental factor to ensure that the proposed project is sited in a location that is suitable and compatible with surrounding development.
3.24.1 BASELINE CONDITIONS
3.24.1.1 Existing Conditions The site has not been used as a dump, landfill, or waste disposal area. The site has been used for residential uses since 1968. There is currently adequate paved access to the site. Access to the site is available from SW 26th Avenue.
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The area surrounding the existing Hillsdale Terrace site is comprised of single-family and multi-family residential development as well as medical, religious and commercial establishments. Land uses are predominantly residential with commercial development concentrated along arterials. The buildings at Hillsdale Terrace are of a similar height as many other multi-family buildings in the Multnomah neighborhood, though the density is lower than other multi-family housing properties. Building heights in the neighborhood typically range from one to three stories. Air pollution generators or other nearby hazardous operations in the neighborhood were not observed.
3.24.1.2 Assumptions The following assumptions were used to guide the impact analysis and, if necessary, mitigation development: Through the community design process the Redevelopment Alternative would be compatible with the surrounding area.
3.24.2 POTENTIAL IMPACTS AND KEY ISSUES Key issues for evaluation include the following: Would the proposed project be compatible with the adjacent existing land uses? Would the site design be compatible with the surrounding area, including building height, mass, type, and density and right-of-way configuration? Would the project induce development that is out of character with the surrounding area? Would the approaches to the project be designed in a manner that is convenient, adequate, safe, and attractive? Would the project location, appearance, construction or activities which it would generate, detract from the aesthetic appeal of its natural or man-made surroundings.
3.24.2.1 No-Build Alternative The No-Build Alternative is somewhat compatible with surrounding development in terms of building mass and height, but the density is less than the surrounding neighborhood and the City of Portland’s current development standards. The existing site layout consists of large, inward-focused buildings that terrace with the adjacent topography. These buildings are at a much lower elevation then the surrounding built environment and are three stories in height. Additionally, existing buildings are institutional and impersonal and inconsistent in appearance from the surrounding residential development. Drainage problems often cause iced driveways during freezing weather conditions resulting in hazardous approaches to the site.
3.24.2.2 Hillsdale Terrace Redevelopment The Redevelopment Alternative would increase the compatibility of the development with the surrounding development, in terms of density, accessibility and improved building character. No impacts are anticipated as a result of this alternative.
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3.24.3 POSSIBLE MITIGATION MEASURES
3.24.3.1 No-Build Alternative Any measure to mitigate the impacts to site suitability would require construction, and thus is excluded from this alternative.
3.24.3.2 Hillsdale Terrace Redevelopment No mitigation measures are necessary.
3.24.4 ANTICIPATED PERMITS AND APPROVALS None anticipated.
3.24.5 CONCLUSION While the No-Build Alternative is anticipated to continue the same level of incompatibility and limited site suitability, the Redevelopment Alternative would increase compatibility with the surrounding neighborhood and improve the site suitability.
3.25 SOILS, GEOLOGY, AND SEISMIC CONDITIONS The purpose of this environmental factor is to determine if the proposed project would be located in an area with slope erosion, unstable slope conditions, ground subsidence, high water table, soil problems, filled ground, active rills and gullies, etc.
3.25.1 BASELINE CONDITIONS
3.25.1.1 Existing Conditions
Subsurface Conditions Ash Creek Associates conducted a subsurface exploration of the site on September 7, 2007, and September 28, 2007. Four solid-stem augered borings were drilled and two cone penetrometer test (CPT) probes were conducted on the project site. In addition, boring logs from a previous geotechnical report conducted as part of the original site development were reviewed. Field exploration logs are included in the appendices of the Geotechnical Evaluation Report. The maximum depth penetrated by the exploratory borings was about 41.5 feet below the existing ground surface (bgs). A summary of the major subsurface units encountered within our explorations is provided below. Topsoil or Near-Surface Roots. Areas of the site that are not presently paved or covered with structures typically have about 4 to 6 inches of topsoil or brush/tree roots. Near-surface, organic-rich soils and topsoil would need to be removed/stripped from areas that would be redeveloped with new pavement, building subgrades, new fill, or settlement- sensitive structures or features. Topsoil and organic-rich soils should not be reused in structural fills or as backfill, etc., but could potentially be reused in shallow landscape berms. Fill. Areas of fill were observed within several of our borings and CPT probes. Between 9 and 10 feet of fill were encountered in borings B1, B2, and B3. In general, the fills consisted of dry to moist, brown, gravelly silt. The stiffness and consistency of these fills were fairly variable, with stiffness ranging from soft to stiff. Old fills, particularly within non-structural areas, may be unsuitable as pavement or foundation bearing strata.
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Native Clayey Silt or Silty Clay. The native soils found on the ridges and slopes above the central courtyard area consisted of medium-stiff or stiff, dry grading to moist or wet below approximately 5 or 10 feet bgs, clayey silt or silty clay. With depth, the coloration grades into either a blue-green, gray, or redbrown. This near-surface soil unit is often soft or medium-stiff, particularly during the wet season. This soil unit will appear to stiffen during the dry season as in-place moisture levels decrease. Typically this drying process occurs between July and the end of September. This soil unit can be reemployed as structural fill during the dry season if it has been moisture- conditioned and adequately compacted. During the wet season, this soil unit would not be suitable for use as fill. In addition, use of a gravel working pad over these soils would be required during the wet season in order to allow wheeled construction traffic to traverse the site and to avoid pumping, rutting, and softening of structural or pavement subgrade areas. This soil unit would function adequately as pavement subgrade if it is firm and intact and if it is prepared in accordance with recommendations detailed in the Pavement Design Section 6.8 of the Geotechnical Evaluation. Weathered Bedrock of the Columbia River Basalt Formation (CRB). The weathered surface of the CRB was encountered within borings B-3 and B-4, and cone penetrometer probes CPT-1 and CPT-2, at depths of approximately 25 feet to 35 feet bgs. This weathered surface can be tens of feet in thickness and typically consists of a very stiff or hard, moist, red-brown clayey silt or silty clay. This unit was observed to be progressively stiffer and harder with depth. Groundwater. Static groundwater was observed in borings B-1, B-2, and B-3. At the time of our subsurface explorations, groundwater was observed in boring B-1 at approximately 14 feet bgs, boring B-2 at approximately 18 feet bgs, and boring B-3 at approximately 30 feet bgs. As our boring explorations were conducted early in the fall, it should be anticipated that groundwater will rise several feet higher than the levels described above, and that shallower perched water or springs and/or seepage may be encountered at much shallower depths.
Site Geologic Overview Site Geologic Conditions. Two near-surface geologic units underlay the project site vicinity. The first unit includes fine-grained, Pliocene- to Holocene-aged sediments referred to as Portland Hills Silt. This silt unit mantles the Miocene-aged CRB. The near-surface Portland Hills Silt is typically less than 25 to 50 feet in thickness in the project vicinity. Our own subsurface exploration work encountered the weathered contact of the CRB at depths of approximately 25 feet bgs within Borings B3 and B4. Portland Area Seismicity. The seismicity of the Portland Metropolitan Area, and hence the potential for ground shaking, is controlled by three separate fault mechanisms. These include the Cascadia Subduction Zone (CSZ), the mid-depth intraplate zone, and the relatively shallow crustal zone. Descriptions of these potential earthquake sources are presented below. The CSZ is located offshore and extends from northern California to British Columbia. Within this zone, the oceanic Juan De Fuca Plate is being subducted beneath the continental North American Plate to the east. The interface between these two plates is located at a depth of approximately 15 to 20 kilometers (km). The seismicity of the CSZ is subject to several uncertainties, including the maximum earthquake moment magnitude (Mw) and the
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recurrence intervals associated with various Mw earthquakes. (Mw is used by seismologists to measure larger earthquakes and is based on fault displacement and area of fault rupture, while for smaller earthquakes the moment magnitude is approximately equal to the familiar Richter Scale Magnitude.) Anecdotal evidence of previous CSZ earthquakes has been observed within coastal marshes along the Oregon coast. Sequences of interlayered peat and sands have been interpreted to be the result of large subduction zone earthquakes occurring at intervals on the order of 300 to 500 years, with the most recent event taking place approximately 300 years ago. A definitive study of Oregon seismic hazards completed by Geomatrix (1995) suggests that the maximum earthquake associated with the CSZ is Mw 8 to 9. This is based on an empirical expression relating Mw to the area of fault rupture derived from earthquakes that have occurred within subduction zones in other parts of the world. An Mw 9 earthquake would involve a rupture of the entire CSZ. As discussed by Geomatrix (1995), this has not occurred in other subduction zones that have exhibited much higher levels of historical seismicity than the CSZ and is considered unlikely. For the purpose of this study, an earthquake of Mw 8.5 was assumed to occur within the CSZ. The intraplate zone encompasses the portion of the subducting Juan De Fuca Plate located at a depth of approximately 30 to 50 km below western Oregon. Very low levels of seismicity have been observed within the intraplate zone in Oregon. However, much higher levels of seismicity within this zone have been recorded in Washington and California. Several reasons for this seismic quiescence were suggested in the Geomatrix (1995) study and include changes in the direction of subduction between Oregon and British Columbia as well as the effects of volcanic activity along the Cascade Range. Historical activity associated with the intraplate zone includes the 1949 Olympia Mw 7.1 and the 1965 Puget Sound Mw 6.5 earthquakes. Based on the data presented within the Geomatrix (1995) report, an earthquake of Mw 7.25 has been chosen to represent the seismic potential of the intraplate zone. The third source of seismicity that can result in ground shaking within the greater Portland area is nearsurface crustal earthquakes occurring within the North American Plate. The historical seismicity of crustal earthquakes in western Oregon is higher than the seismicity associated with the CSZ and the intraplate zone. The 1993 Scotts Mills (Mw 5.6) and Klamath Falls (Mw 6.0) earthquakes were crustal earthquakes.
The maximum Mw associated with most of the near-vicinity fault zones are estimated to be less than 6.0 to 6.5 (the exception is the Portland Hills Fault which has been determined to be capable of developing an Mw 6.8 event). Seismic and geologic parameters such as slip rate, horizontal and vertical offset, rupture length, and geologic age have not been determined for the majority of the above faults. This is primarily due to the lack of surface expressions or exposures of faulting because of urban development and the presence of late Quaternary soil deposits that overlie the faults. The low level of historical seismicity (particularly for earthquakes greater than Mw 5) and lack of paleo-seismic data result in large uncertainties when evaluating individual crustal fault maximum Mw earthquakes and recurrence intervals. Site Seismic Soil Coefficient and Ground Shaking Site Coefficient. The site coefficient was determined based upon International Building Code (IBC) Section 1615.1.5. The subsurface shear wave velocity profile is based on in situ measurement conducted within cone sounding CPT-1. A summary of the site shear wave velocity profile based upon standard penetration testing correlation has been provided in Table 3.25-1.
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Table 3.25-1. Shear Wave Velocity Profile
Depth Below Ground Surface Average Shear Wave Velocity (feet) (feet per second [fps]) 0 to 20 500 fps 20 to 32 675 fps 32 to 52 850 fps 52 to 100 (assumed) In excess of 850 fps Source: Ash Creek Associates, 2007.
For the purpose of our Site Class estimate, we have assumed that the weathered CRB would increase in density and resultant shear wave velocity with depth. However, our weighted, normalized shear wave velocity calculations assume a uniform shear wave velocity of 850 fps from 32 to 100 feet bgs. Based on the above table, we estimate the weighted, normalized shear wave velocity for the uppermost 100 feet to be in excess of 700 fps. Seismic design should therefore be based upon a Site Class “D”. Liquefaction The potential for soil liquefaction during seismic ground shaking is generally associated with young/recently deposited, very loose, saturated, non-plastic sands and some very soft, recently deposited/young silt soils. The native soils present on this site consist of medium- stiff to stiff silty clay or clayey silt. These types of moderately plastic soils, aged, are not typically associated with liquefaction issues. A liquefaction assessment was conducted in accordance with the April 30, 2003, 26th Annual American Society of Civil Engineers (ASCE) Geotechnical Seminar, "Recent Advances in Soil Liquefaction Engineering: A Unified and Consistent Framework", by R.B. Seed, et al. The Seed, et al. methodology developed for liquefaction susceptibility based upon standard penetration testing was employed. The soil profile assumed for our model is detailed in the above section titled Site Coefficient.
The event assessed included an Mw 6.5 earthquake. A peak horizontal acceleration coefficient of 0.35 was employed. This event represents the site’s most likely seismic exposure. Based upon our analysis, the probability of soil liquefaction beneath the project site is deemed low. Fault Displacement and Subsidence There are no mapped faults in the near vicinity of the project site. The nearest potentially active fault is the Portland Hills Fault Zone. The Portland Hills Fault Zone is located approximately one mile to the northeast of the project site. The potential for on-site fault displacement and associated ground rupture appears to be remote. Dynamic Landslides There are no mapped landslides at the site, and evidence of past major landsliding has not been encountered in the project vicinity. The potential for on-site dynamic landsliding is low. Tsunami and Seiche There is no potential for tsunami at the site due to the site's elevation and distance from coastal areas and lakes.
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3.25.1.2 Assumptions The following assumptions were used to guide the impact analysis and, if necessary, mitigation development: As the project design progresses, a geotechnical engineer would be consulted to determine if any additional subsurface explorations would be required. Project engineers and designers would follow the recommendations of the geotechnical evaluation for site preparation and construction.
3.25.2 POTENTIAL IMPACTS AND KEY ISSUES From the HUD 1390.2 handbook, the following questions were considered in the soils, geology and seismic evaluation and, if appropriate, in the determination of mitigation measures: Does the project involve development of an erosion sensitive area (near water, on a steep slope, on a sandy or silty soil)? If so, is erosion control included as part of the plan? Is there any visible evidence of soil problems--foundations cracking or settling, basements flooding, etc.--in the neighborhood of the project site? Have soil studies or borings been made for the area? Do they indicate marginal or unsatisfactory soil conditions? Is there evidence of slope erosion on or near the site? Does site clearance require vegetation removal? How many acres would be cleared and for how long? Are temporary control facilities provided? Is there evidence of previous erosion or sedimentation on the site? Is there evidence of high water table or poor soil conditions where septic systems are to be located?
3.25.2.1 No-Build Alternative The existing Hillside Terrace site is located on a steep slope that consists of silty soils. Geotechnical borings indicated that the depth to the water table is shallow in many areas of the site. In some areas standing water is common for much of the year. The site shows much evidence of soil problems such as broken plumbing and settling foundations and accessory structures.
3.25.2.2 Hillsdale Terrace Redevelopment The new site design for the Redevelopment Alternative involves extensive earthwork throughout the site area. Steep slopes would be terraced and stabilized, and drainage patterns would be improved. Vegetation, including a number of mature, native trees would be removed during construction
3.25.3 POSSIBLE MITIGATION MEASURES
3.25.3.1 No-Build Alternative Consider increasing protection against earthquake hazards by installing structural stabilization improvements to comply with current seismic standards.
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3.25.3.2 Hillsdale Terrace Redevelopment Structures would be designed to be consistent with current seismic standards. Appropriate BMPs would be used to maintain stabilized hillsides and prevent erosion during construction. All construction work would comply with City of Portland development standards and Oregon Department of Environmental Quality development standards. Mature vegetation removed during construction would be replaced according to the provisions of the City of Portland Zoning Code.
3.25.4 ANTICIPATED PERMITS AND APPROVALS City construction permits may require additional geotechnical and engineering studies.
3.25.5 CONCLUSION The No-Build Alternative would require mitigation to reduce risk to property and residents. By following the recommendations of the geotechnical evaluation, the Redevelopment Alternative would comply with HUD requirements and provide a site with reduced risks to property and residents.
3.26 TOXIC CHEMICALS AND RADIOACTIVE MATERIALS All property for use in HUD programs must be free of hazardous materials, contamination, toxic chemicals and gases, and radioactive substances, where a hazard could affect the health and safety of occupants or conflict with the intended utilization of the property. The purpose of this environmental factor is to: Determine if the project is located near industries disposing of chemicals or hazardous wastes of within 3,000 feet of a toxic or solid waste landfill site. Determine if the site is listed on an EPA Superfund National Priorities or CERCLA or DEQ list. Determine if the site contains underground storage tanks. Determine if a special or specific Phase II Environmental Site Assessment is required. Determine if there are any unresolved concerns that could lead to HUD being a Potential Responsible Party.
3.26.1 BASELINE CONDITIONS
3.26.1.1 Existing Conditions The Hillsdale Terrace site was not listed on any of the environmental database lists reviewed with the exception of the Underground Injection Control (UIC) program database. The property was listed as having applied for a permit, and additional information was not available. A former automobile fueling and service station (Gage Station, located adjacent to and north of the site) was listed as a historical auto station on the environmental database that was reviewed. No additional adjoining properties were listed. A Phase I Environmental Site Assessment (ESA) was completed for the Hillsdale Terrace site in July 2011. A single recognized environmental condition (REC) was identified in the Phase I ESA and it was recommended that a subsurface investigation be performed on the site to evaluate for potential impacts associated with the identified REC. In September 2011 a Phase II ESA was completed. The purpose of the Phase II ESA was to explore for evidence of whether a release at the former service station resulted in the
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migration of significant and widespread volatile organic compound (VOC) concentrations onto the Hillsdale Terrace site. Exploration included collecting one groundwater and one soil gas sample at the site. No VOCs were detected in the groundwater sample. VOCs were detected in the soil gas sample, but at concentrations below levels of concern. Based upon the results of the limited Phase II ESA, it was concluded that significant and widespread VOC concentrations had not migrated onto the Hillsdale Terrace site from the former service station. Historical documentation indicated that structural fill was imported to the property during the grading work completed in 1969 at the subject property. There was no reasonably ascertainable information that would indicate that the environmental condition of the fill material on the property was compromised, or was anything other than clean fill material. There is no evidence to support that the existence of the fill on the property constitutes a Recognized Environmental Condition, for the subject property, however, it may be prudent during the redevelopment of the property to evaluate the fill soils, if encountered. Suspected asbestos-containing materials (ACMs) were observed on the property in the form of floor tiles, wallboard and popcorn ceilings. The presence of lead-based paint (LBP) was not determined during the site assessment, however, based upon the date of construction of the buildings (1970) there is a possibility that the surfaces were painted with LBP. Underground storage tanks (USTs), or evidence of USTs, such as fill pipes or vent pipes was not observed on the subject property, nor were USTs indicated to be present on the property through historical records.
3.26.1.2 Assumptions The following assumptions were used to guide the impact analysis and, if necessary, mitigation development: There are no additional assumptions in this section that were not addressed in the Hazardous Materials evaluation (documented in Section 3.13 of this EA).
3.26.2 POTENTIAL IMPACTS AND KEY ISSUES The principle issues considered in the evaluation include: Would the proposed project be placed on filled land and what materials were used for the fill? Is the project on or near a site suspected of posing a potential environmental hazard, such as proximity to dumps, landfills, or industrial locations that might contain hazardous wastes?
3.26.2.1 No-Build Alternative As described in Sections 3.13 and 3.19 of this EA, under the No-Build Alternative the existing conditions would still be present including the possibility of lead-based paint and suspected asbestos-containing materials in residential units. If Home Forward were unable to find funding sources to resolve identified impacts, the agency would like remove the residential units from service, reducing the number of public housing units available.
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3.26.2.2 Hillsdale Terrace Redevelopment The Redevelopment Alternative would construct new buildings thereby eradicating exposure to lead-based paints and suspected asbestos-containing materials for residents.
3.26.3 POSSIBLE MITIGATION MEASURES
3.26.3.1 No-Build Alternative Home Forward would need to take actions to eliminate any lead-based paint and suspected asbestos-containing materials present in buildings. Under the No-Build Alternative, these mitigation measures are unanticipated in Home Forward’s capital improvements program and budget.
3.26.3.2 Hillsdale Terrace Redevelopment A Vapor Encroachment Screen (VES) was completed for the subject property and was further explored in the Phase II ESA. VOCs were detected in the soil gas sample, but at concentrations below levels of concern. No additional analysis or mitigation is required. Structural fill placed in the central portion of the property during development of the property should be evaluated if the fill would be regraded or removed during redevelopment of the property. If fill soils are encountered during construction, a CMMP may be required. Structural piles may be encountered during site redevelopment and regrading. Methodology for removal of any piles should be incorporated into the site grading and development plan. A pre-demolition hazardous materials (asbestos and lead-based paint) survey should be completed in order to manage the materials as they are removed and provide protection to site workers.
3.26.4 ANTICIPATED PERMITS AND APPROVALS There are no additional Permits or Approvals required for this section that were not addressed in the Hazardous Materials Section.
3.26.5 CONCLUSION Mitigation measures to resolve existing conditions are currently unfunded in Home Forward’s capital improvement program. Under the No-Build Alternative, if Home Forward were unable to find funding sources to resolve identified impacts, the agency would likely remove the residential units from service, reducing the number of public housing units available. Through the Redevelopment Alternative, Home Forward has the financial opportunity to resolve existing conditions.
3.27 TRANSPORTATION The purpose of evaluating this environmental factor is to ensure that the proposed project has adequate, convenient and safe transportation and transit services appropriate to the residential population anticipated.
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3.27.1 BASELINE CONDITIONS
3.27.1.1 Existing Conditions The Hillsdale Terrace site is accessed by SW 26th Avenue, which forms a portion of the western property boundary and ends at a cul-de-sac. Southwest 26th Avenue intersects with SW Capitol Highway near the northern site boundary. In the City of Portland’s Transportation System Plan (TSP), SW Capitol Highway is designated a district collectoor, a transit access street, a city bikeway, a city walkway, and a major truck street. The site is not located in a pedestrian district; however, there is a pedestrian district located nearby starting on the north side of SW Vermont Street and east of SW 25th Avenue and extending north into the Hillsdale area. A count of the average number of daily car trips traveling through the SW Capital Highway / SW 26th Avenue intersection was taken by the City of Portland in March 2010 (Table 3.27-1). There are currently 85 off- street parking spaces which serve 60 units of housing. All parking spaces are accessed
directly from the one-way loop road around the buildings. Consistent with other public housing sites that are well-served by public transit and located close to the downtown core, less than half of the Hillsdale Terrace houseeholds (at the time of the HOPE VI application) owned an automobile. Of those households that did own an automobile, most had an employed family member who relied on that automobile for transportation to and from work. Typically, only 10% to 20%% of seniors and disabled residents who live in Home Forward properties own automobiles. Currently the site does not meet City of Portland requirements for short-term bicycle parking. Residents are allowed to park their bicycles inside the housing units but there is a lack of sufficient bicycle parking for visitors. There is pedestrian access to and from the site along SW Caapital Highway. As described in detail in Section 3.3, TriMet operates seven bus routes near Hillsdale Terrace (Figure 3.3-1 and Table 3.3-1). The bus stop at the intersection of SW 26th and SW Capitol Highway, approximately 500 feet from the site, is served by Routes 1, 44, 45, and 64. Routes 54, 56 and 61 stop within one-half mile of the site on SW Beaverton-Hillsdale Highway near its intersection with SW Capitol Highway. Four of the routes (Routes 44, 45, 54 and 56) have a service frequency between 15 and 35 minutes during the weekday annd 40 to 80 minutes on Saturdays and Sundays. Three of the bus linnes (Routes 1, 61, and 64) provide weekday rush hour service and are not in service on Saturdays or Sundays.
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Figure 3.27-1. Traffic Counts Near Hillsdale Terrace
Traffic Counts Speed Zones Traffic Movement Counts
Speed zones shown on this map provided by ODOT and are to be used for informational purposes only.: Source: Portland Maps. September 2011. www.portlandmaps.com
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Table 3.27-1. Traffic Counts at SW Capital Highway / SW 26th Avenue Intersection
Average AM PM Location Daily Time of Bound Date Peak Hour Peak Hour Description Traffic Week Volume Volume Volume
SW Capitol Hwy / Normal E 03/08/2010 6,457 820 478 SW 26th Ave Weekday
SW Capitol Hwy / Normal W 03/10/2010 6,896 443 855 SW 26th Ave Weekday
Source: Portland Maps. September 2011. www.portlandmaps.com
Area community organizations and residents have expressed concerns about the effect of increasing development in the area on the SW Capital Highway and SW 26th Avenue intersection.
3.27.1.2 Assumptions The following assumptions were considered in the impact analysis: Residential density on the site would double with the redevelopment. The current street system can accommodate the traffic generated by the redeveloped site. The design must meet the City of Portland’s connectivity requirements for streets and pedestrian ways.
3.27.2 POTENTIAL IMPACTS AND KEY ISSUES Key issues to be considered in the evaluation: Is planned off-street and on-street parking adequate to meet the needs of the residential, community service and commercial tenants on site? Are planned transportation facilities adequate to meet the needs of the residential, community service and commercial tenants on site? Is planned transit service adequate to meet the needs of the residents? Are pedestrian and bicycle paths provided on site? Are they adequate to meet the needs of residents and neighbors? What is the impact to neighbors from vehicular, pedestrian and bicycle traffic to and from the site?
3.27.2.1 No-Build Alternative Under the No-Build Alternative, parking and transit services would continue to be adequate. There would be no improvements to vehicular, pedestrian and bicycle accessibility. There would be no impact to neighbors from vehicular, pedestrian and bicycle traffic to and from the site.
3.27.2.2 Hillsdale Terrace Redevelopment Under the Redevelopment Alternative, the re-designed site would better accommodate parking for resident and visitor vehicles. Transit accessibility would remain the same as under the No-Build Alternative. Pedestrian and bicycle access to would increase under the Redevelopment Alternative.
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The one-way loop drive that currently exists would be replaced by a two-way drive improving access for residents, visitors and emergency response personnel. The estimated number of daily car trips that would be generated by the new housing falls within the limits established by the Portland Office of Transportation. In August 2011, the City of Portland’s Bureau of Transportation conducted a traffic signal warrant analysis to determine whether the Redevelopment Alternative would require installation of a traffic signal at the unsignalized intersection of SW Capital Highway and SW 26th Avenue. The conclusion of the traffic signal warrant analysis was that the project would not affect the SW Capital Highway / SW 26th Avenue intersection enough to require installation of a new traffic signal.
3.27.3 POSSIBLE MITIGATION MEASURES
3.27.3.1 No-Build Alternative No mitigation measures are required.
3.27.3.2 Hillsdale Terrace Redevelopment Under the Redevelopment Alternative, the site would better accommodate on-site parking for residents and visitors. No mitigation measures are required.
3.27.4 ANTICIPATED PERMITS AND APPROVALS The City of Portland’s Bureau of Development Services would review the development for compliance with Portland Zoning Code Chapter 33.
3.27.5 CONCLUSION Residents of and visitors to the site would be better served by the Redevelopment Alternative. Conditions related to traffic and parking, bicycle and pedestrian circulation, and transit access would be maintained or improved. The proposed new development would comply with City of Portland standards and would be compatible with the surrounding neighborhood.
3.28 VISUAL AND AESTHETIC RESOURCES The purpose of the visual and aesthetic resources section of this report is to evaluate the proposed project for potential impacts to the visual character of the landscape.
3.28.1 BASELINE CONDITIONS
3.28.1.1 Existing Conditions
Viewer Profile The project is located at the border between two neighborhoods, the Multnomah and the Hillsdale Neighborhoods. Viewers in this area are residents, motorists, pedestrians, and bicyclists in the area traveling to and from both of these neighborhoods. The project is located off a dead-end street which drops significantly in elevation as it approaches the site. Due to this, the site is largely screened by the neighboring properties and landscape. Residential viewer sensitivity is likely to be high for those who live adjacent to the property. The pedestrian sensitivity is likely to be moderate as it has limited exposure except for
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those who use the various trails and undeveloped roadways around the site for physical recreation. The cyclist sensitivity is likely to be low as primary circulation and bicycle routes do not occur adjacent to the project site aside from a small portion which extends out to a primary arterial road. Motorists are likely to have low sensitivity due to their transient nature, passing in and out of the neighborhood and the fact that routes do not occur adjacent to the project site aside from a small portion which extends out to a primary arterial road.
Visual Environment Multnomah Neighborhood The Multnomah Neighborhood is located in SW Portland and bounded primarily by Vermont Street to the north, Capitol Hill Road to the east, I-5 to the south and 45th Avenue to the west. This neighborhood is defined by the Multnomah Village business district which is comprised of many small, independently owned retail shops and restaurants. The neighborhood is a mix of single-family homes, multi-family apartments, neighborhood commercial uses and community facilities such as Gabriel Park and the Southwest Community Center. Single-family residential developments are primarily two to three stories, whereas multifamily dwellings range from one to three stories. Commercial buildings are generally between one and two stories in height. The topography in this section of Portland is dominated by hills and valleys which create a situation whereby individual buildings vary in height. The result is a mixed visual texture between coarse and fine. Development is predominantly coarser along the major arterials and finer (residential development) along the interior streets.
Visual Environment Hillsdale Terrace Hillsdale Terrace is bordered by SW 26th Avenue and undeveloped SW California Street as the two primary right-of-ways adjacent to the site. The other borders are private single family residential, multi-family residential and small commercial and religious uses. The current site is one tax lot. The new development would add three additional lots at the NE corner of the property which extend to Capitol Highway which is the primary pedestrian, bicycle and vehicle arterial in the area. Hillsdale Terrace was constructed in 1968 and is comprised of nine building constructed with Concrete Masonry Units (CMU) as the primary exterior building envelope. These buildings terrace on the site from one story to three stories in height. Hillsdale Terrace is comprised of 60 three bedroom apartments contained in eight buildings. In addition there is a single building that houses the property management office and community room. Building settlement and deteriorating CMU are visible at all buildings within Hillsdale Terrace. Visible damage includes cracking mortar joints and foundations, causing interior mold and mildew issues within the apartments. Window frames no longer fit the framed openings, and growing gaps admit air and water. The primary vertical circulation prevalent throughout the site is through exterior concrete stairs. A large percentage of the risers are uneven and create a tripping hazard. Additionally these are being undermined by soil erosion. Guardrails do not meet current code requirements and are becoming severely deteriorated. Across the site, differential settlement has caused sidewalks to heave, resulting in areas that are impassable to persons with mobility aids. Hillsdale Terrace has an abundance of open space but limited opportunities for recreation. The courtyards are large expanses of undefined space, with grassy landscaping, trimmed but sparse shrubs, and a number of mature trees. The hillsides at Hillsdale Terrace are heavily eroded which has been caused by both resident abuse and uncontrolled stormwater. The physical connections on site are hampered by large changes in elevation between the
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parking, buildings and open spaces. This is also persistent at the property edges with connections to the surrounding neighborhood. There are two primary playground areas. One area has recently been updated with playground equipment that is located in the center of the lower courtyard between two groupings of buildings. The fill material for the pllay structures is bark dust. While it is very open to the surrounding site the apartment buildings do not face the playground or have windows looking into the area. The second playground is a concrete basketball court which is separated from the apartment buildings. This area is adjacent to neighboring single family homes and is largely unmonitored by Hillsdale Terrace residents. The building heights vary between one and three stories. Due to the topography adjaccent to the site, the buildings are generally lower than the adjacent properties.. They currenntly do not fit within the surrounding neighborhood texture as they are constructed of exposed CMU. Residential units within the neighborhood to the east and north are primarily multi-family buildings of a modern style with flat roofs and block massing. The residential development to the west and south are is a mix of multi-family and single faamily residential. They are a combination of modern styles and newer construction with bungalow detailing. The primary construction of the housing in the area is wood based. This leads to a visual differentiation between Hillsdale Terrace and the neighborhood. The layout of the Hillsdale Terrace buildings is not based upon a typical street grid pattern. The primary vehicle circulation occurs at the perimeter edge and without any of the buildings fronting the circulation or parking. The access drive is also at the highest elevation on the site and it is difficult to determine where buildings and apartments are located from this proximity. There is little variation in building shape or form and the only visual distinction between buildings is with one of two primary building colors. Landscaping provides minimal relief for a viewer but also interrrupts the view of visitors to the site with regard to locating elements within the developmeent. Attention is primarily drawn down the long access drive and secondarily into the bare courtyards 30’ to 40’ below the access drive. While there is a prevalence of open space, there is very little of it that allows residents to congregate in comfort. It is largely unmonitored ffrom the apaartments themselves which allows unsupervised use by non-residents of Hillsdale Terrace and creates tension between the residents and neighbors. The property manager’s office is located at the far west end of the site. Due to the primary circulation patterns and topography, wayfinding is a challenge throughout.
3.28.1.2 Assumptions The following assumptions were used to guide the visual and aaesthetic resources impact analysis and, if necessary, mitigation development:
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The existing public infrastructure which passes under the site would be vacated and demolished, and all existing private site improvements would be demolished. The public utilities would be relocated to facilitate new building construction A new private, sustainable “green street” would be developed as a continuous two way drive around the property from SW 26th Avenue. This access would be fronted by buildings on both sides to increase the visual connection to the activity in this area. New underground public and private utilities would enter the site along SW 26th Avenue. New off-street surface parking accessed from the green street would be located near the kitchen doors of family units along the perimeter drive. New green spaces, which include private pedestrian courtyards, playgrounds, community gardens, and environmentally friendly landscaping, would enhance residents’ enjoyment of the outdoor spaces and allow 100 percent of storm water to be managed on site. When the development is completed, there would be no discernible difference between public housing units and units for residents of other income levels. The open space design would exceed design quality of comparable developments. Improved safety and security lighting would be provided throughout the site. Improved wayfinding across the site would be provided for residents and visitors. Existing trees and open space are valuable assets that enhance the quality of any development. They would be identified and reviewed for removal and transplanting back into the project. Exterior building materials would be of higher quality and better suited for thermal value and weather protection. Materials more typical of use for residential construction would be used. Residents would be provided improved access to daylight and views due to reorganized access and circulation in and around the buildings. Residents would be provided enhanced accessibility on site with at-grade access into ground floor apartments for accessibility and visitability. The redevelopment would create a recognizable entry to the project site for residents and neighbors to identify with through good building design.
3.28.2 POTENTIAL IMPACTS AND KEY ISSUES Key issues considered in the evaluation of the alternatives include: Building massing, sight lines, urban texture, neighborhood compatibility, landscaping and vegetation, and the presence of defensible space, including light sources and glare.
3.28.2.1 No-Build Alternative While the structures maintained in the No-Build Alternative are similar in size and scale to the surrounding neighborhood, the physical condition of the buildings and landscaping is a visual blight.
3.28.2.2 Hillsdale Terrace Redevelopment The Redevelopment Alternative would have short-term adverse and long-term beneficial visual and aesthetic impacts. Short-term adverse impacts would result from construction equipment and building and site demolition.
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Long-term beneficial impacts are several. Construction of the Redevelopment Alternative would result in a building product and site design that is more integrated into the adjacent community. It would provide better connections to adjacent amenities and allow for increased accessibility across the entire project site. The Redevelopment Alternative would better integrate the site with the surrounding neighborhood. All buildings would be required to adhere to the same design standards, which would produce a similar style of building, but not a monotonous feel or look. In addition, streets would have a consistent look and feel throughout the site. “Green Street” standards would be utilized along the private access drive. The Early Childhood Education Center and Neighborhood Network Center would provide an amenity for the community and serve as the gateway into the site.
3.28.3 POSSIBLE MITIGATION MEASURES
3.28.3.1 No-Build Alternative Home Forward could use painting, landscaping, and general building improvements to mitigate the visual blight associated with the No-Build Alternative. However, these mitigation measures are cosmetic and would provide very minor improvements to the site’s overall layout and design. Moreover, the measures would require an investment of resources in units that may soon deteriorate to the point where they are uninhabitable.
3.28.3.2 Hillsdale Terrace Redevelopment Following are potential mitigation options for the Redevelopment Alternative: Implementation of a Tree Preservation and Protection plan that outlines how trees would be preserved or removed and stored during construction to ensure that identified trees survive construction activities. Wherever possible, replace street trees and landscaping after construction activity. This also requires replacement with appropriately sized plants and trees. Integrate new facilities with area development plans and design standards. Give special attention to surrounding uses and to finding compatible and complementary design solutions. Use source shielding for exterior lighting to ensure that light sources are not directly visible from residential areas, and to limit spillover light and glare. Develop appropriate signage to ensure pedestrian safety and wayfinding when traveling through the project site. Temporary visual impacts that may be caused during construction of the proposed development could be mitigated using the following measures: Remove erosion control structures as soon as the area is stabilized. Keep the roadway and work areas as clean as possible by using street sweepers and wheel washes to minimized off-site tracking. Maintain construction equipment properly to minimize unnecessary exhaust. Stockpile materials in less visually sensitive areas, preferably where they are not visible from residences. Use short-term landscaping, berms, or fencing to visually buffer the neighborhoods from the construction area.
3.28.4 ANTICIPATED PERMITS AND APPROVALS Three additional lots that were added to the project site extend along SW 26th Avenue up to Capitol Highway carry a Design (d) overlay zone designation. The purpose of this overlay
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zone is to provide compatibility of new construction along major arterials. It is to encourage new development that is compatible with and supportive of the positive qualities of residential and commercial uses in the neighborhood. The design of Hillsdale Terrace would need to conform to the SW Community Plan and the Hillsdale Town Center Plan. This would require the proposed project go through a City of Portland Type II Design Review process.
3.28.5 CONCLUSION The Redevelopment Alternative offers a clear visual and aesthhetic improvement over the No-Build Alternative. Although the Redevelopment Alternative would entail the loss of trees, it offers an improved and updated site design that wouuld better blend with the surrounding community and add greater connections to the site. Accordingly, no significant impacts to aesthetics and visual resources are anticipated.
3.29 WATER QUALITY The purpose of evaluating this environmental factor is to deteermine whether the development would cause pollution of surface water or groundwater or affect a sole source or other aquifer.
3.29.1 BASELINE CONDITIONS
3.29.1.1 Existing Conditions The project lot size is approximately 700 feet by 375 feet, or 6.25 acres. The parcel lies within the Willamette watershed in the Stephens Creek subwatershed. The site is within a fully developed urban area. There are no swales, drainage flows, rills, or gullies on the site. Stormwater is conveyed through pipes to an underground stormwater disposal system that daylights to Stephens Creek on a parcel across the SW 26th Avenue right-of-way, immediately east of the Hillsdale Terrace site. Stormwater discharged from the site receives minimal treatment. There are 39 existing catch basins
on site. The site is developed as multi-family housing. There are nine existing structures, asphalt-paved parking areas, and landscaped areas. The site is 54% impervious surface. There is approximately 132,000 square feet of landscaped area. The combination of poor soil conditions and topography create drainage and ponding problems on the property. The site does not comply with the City of Portrtland’s stormwater management standards, which require that 100 percent of the stormwater that falls on a site be treated and infiltrated at the site. Non-native fill, steep topography and poor site design combine to prevent
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good stormwater management practices at the property. Elevation differences between Hillsdale Terrace and adjacent properties means stormwater run-off sheet flows across the site. In cool, wet conditions water flows directly into building foundations and ponds in open spaces. In cold, freezing conditions water turns the drives and sidewalks into hazardous sheets of ice. As of December 1997, EPA has designated 68 sole source aquifers nationwide. Fourteen of these aquifers have been designated in EPA's Region 10, which includes the states of Alaska, Idaho, Oregon and Washington. The only sole source aquifer in the state of Oregon is the North Florence Dunal Aquifer on the coast; therefore, the existing site is not located in a designated sole source aquifer.
3.29.1.2 Assumptions The following assumptions were used to guide the water resources impact analysis and, if necessary, mitigation development: Home Forward’s is to reduce the amount of impervious surface on site. Under the Redevelopment Alternative, stormwater would be managed and treated on site to the greatest extent practicable, and stormwater management would comply with current City and State regulations. The Redevelopment Alternative would pursue LEED certification. Stormwater systems would be designed utilizing site sustainability principles. Home Forward has established “pre-Lewis and Clark era” patterns as goals for on-site stormwater management systems.
3.29.2 POTENTIAL IMPACTS AND KEY ISSUES Key issues considered in the impact analysis include: Have all necessary studies and testing been completed? Does proposed development comply with recommendations? Does proposed stormwater management comply with the BES Stormwater Management Manual? Has an Erosion Control Plan been developed for use during construction? Is there evidence of ground subsidence, high water table, or other unusual conditions on the site? Do any soil studies or borings indicate marginal or unsatisfactory soil conditions? Is there indication of cross-lot runoff, swales, drainage flows on the property? Are there active rills and gullies on site? Is a soils report (other than structural) needed? Are structural borings or a dynamic soil analysis/geological study needed?
3.29.2.1 No-Build Alternative Under the No-Build Alternative, stormwater would continue to be conveyed through pipes to an underground stormwater disposal system that daylights on a parcel immediately east of the Hillsdale Terrace site. However, the site would continue to suffer from drainage and ponding problems resulting from the combination of poor soil conditions and topography. The site would not comply with the City of Portland’s stormwater management standards, which require that 100 percent of the stormwater that falls on a site be treated and infiltrated at the site. The estimated costs to improve site drainage are prohibitive. Under the No-Build Alternative, the site would also continue to struggle with stormwater run-off sheet flow across
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the site flowing directly into building foundations and ponding in open spaces and, under freezing weather conditions, turning drives and sidewalks into hazardous sheets of ice.
3.29.2.2 Hillsdale Terrace Redevelopment The Redevelopment Alternative would construct new site infrastructure. All stormwater would be treated on site, and infiltrated to the extent practicable. Stormwater treatment measures would meet all requirements of the City of Portland and Oregon DEQ. These measures would improve water quality in downstream areas of Stephens Creek. Stormwater management and erosion control BMPs would be employed during construction to prevent impacts to downstream waters and riparian areas.
3.29.3 POSSIBLE MITIGATION MEASURES
3.29.3.1 No-Build Alternative The costs to fully improve the site drainage are prohibitive; however, Home Forward could consider mitigation measures that would provide some improvement such as constructing vegetated basins or filter strips, installing porous pavement, and constructing “spot” drainage improvements and infiltration facilities in the worst areas. These limited improvements would not provide long term relief to the site’s drainage problems.
3.29.3.2 Hillsdale Terrace Redevelopment Under the Redevelopment Alternative, new site infrastructure would be constructed including stormwater management and treatment. No long-term impacts are anticipated; therefore, no mitigation measure are required. During site construction, potential short- term temporary impacts can be mitigated through the use of construction stormwater management and erosion control BMPs.
3.29.4 ANTICIPATED PERMITS AND APPROVALS A DEQ NPDES1200-C Permit would be required. Site development would be permitted and inspected by the City of Portland’s Bureau of Development Services.
3.29.5 CONCLUSION Unlike the No-Build Alternative, the Redevelopment Alternative would provide for stormwater management by treating and infiltrating most or all stormwater on-site in compliance with current City and State regulations. The Redevelopment Alternative’s stormwater systems would be designed utilizing site sustainability principles and Home Forward would pursue LEED certification.
3.30 WETLANDS The purpose of evaluating this environmental factor is to determine if the project would cause an impact to either natural or cultural uses of a wetland.
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3.30.1 BASELINE CONDITIONS
3.30.1.1 Existing Conditions No wetlands have been identified on the USFWS National Wetlands Inventory map or by local governments in or adjacent to the analysis area (Metro 2011). In addition, the 1996 Flood Map for the area does not show signs of ponding or inundation, which would indicate the possibility that wetlands are present. The analysis area includes areas subject to the City of Portland’s Environmental Overlay zones and habitats identified under Metro’s Nature in Neighborhoods. These areas include Stephens Creek and its adjacent riparian zone located approximately 50 feet east of the east site boundary and extending eastward. Three small, unnamed tributaries of Fanno Creek and their associated riparian areas are located approximately 1,000 feet to the north of the site. The site consists mainly of mowed lawns and landscaped areas with a number of scattered trees, typical of urban ecosystems. Approximately 50% of the site consists of impervious surface.
3.30.1.2 Assumptions The following assumptions were used to guide the wetlands impact analysis and, if necessary, mitigation development: No wetlands are present on the site. Only urban ecosystems are found on site.
3.30.2 POTENTIAL IMPACTS AND KEY ISSUES Key issues considered in the impact analysis include: Potential impacts to downstream waters and riparian areas.
3.30.2.1 No-Build Alternative No impacts to wetlands are anticipated under this alternative.
3.30.2.2 Hillsdale Terrace Redevelopment No impacts to wetlands are anticipated under this alternative.
3.30.3 POSSIBLE MITIGATION MEASURES
3.30.3.1 No-Build Alternative No mitigation measures are required under this alternative.
3.30.3.2 Hillsdale Terrace Redevelopment Stormwater management and erosion control BMPs would be employed to prevent impacts to downstream waters and riparian areas.
3.30.4 ANTICIPATED PERMITS AND APPROVALS None.
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3.30.5 CONCLUSION New stormwater treatment measures would improve water quality for wetlands. No impacts to wetlands are anticipated under either alternative.
3.31 CUMULATIVE EFFECTS This section describes the cumulative effects that could develop from the project alternatives in combination with likely past, present and reasonably foreseeable future actions of others. Cumulative effects are defined as “the impact on the environment which results from the incremental impact of the action when added to other past, present, and reasonably foreseeable future actions regardless of what agency or person undertakes such other actions” (40 CFR §1508.7).
3.31.1 AIR QUALITY Under the No-Build Alternative, interior and exterior walls, which are constructed of CMU, would continue to offer little protection from Portland’s wet climate. Mold and mildew would continue to be a pervasive problem that has a dramatic impact on indoor air quality and possibly contribute to health related issues such as asthma. The Redevelopment Alternative would provide beneficial cumulative effects on air quality by replacing the source of indoor air quality problems – the CMU buildings.
3.31.2 AIRPORT HAZARDS Neither alternative would have cumulative effects associated with airport hazards.
3.31.3 COMMERCIAL / RETAIL ACCESSIBILITY The No-Build Alternative is not anticipated to have cumulative effects on commercial and retail services. The Redevelopment Alternative may have a beneficial cumulative effect on nearby commercial and retail services as a result of doubling the density of the site. Neither alternative is anticipated to have cumulative impacts on accessibility to commercial and retail services.
3.31.4 COMMUNITY DISRUPTION The No-Build Alternative would likely have adverse cumulative effects on Hillsdale Terrace residents and the surrounding community including continued loss of available housing units as they become uninhabitable, continued stigma for residents, and continued physical and social isolation from the surrounding community. The Redevelopment Alternative is anticipated to result in a beneficial cumulative effect by better integrating the public housing into the surrounding community through improved design of the site and the structures, reducing the stigma associated with living at Hillsdale Terrace, and providing significantly improved housing units and on-site services to support residents.
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3.31.5 CONSISTENCY WITH LOCAL PLANS The No-Build Alternative does not meet the policies and goals of adopted plans, particularly as they relate to providing a range of affordable housing options. Southwest Portland has a small supply of public housing options and the cost of developing other public housing options in this area of Portland is prohibitive. The anticipated cumulative effect of this alternative is a limited supply of affordable housing choices for families in an area of the City with lower crime rates and better schools. The Redevelopment Alternative is consistent with the goals and policies of adopted plans, and would meet the City’s density and code requirements. The anticipated cumulative effect of the Redevelopment Alternative is supporting the long-term goals and visions of the adopted local plans.
3.31.6 CONSTRUCTION There would be no construction related cumulative effects from the No-Build Alternative. The Redevelopment Alternative is estimated to cost $47 million to build and may generate approximately 141 construction related jobs and $4.2 million in wages. Although construction jobs and associated wages are typically considered short term effects, it is likely that the cumulative effect of infusing jobs and wages into a depressed economy would be to sustain businesses that have been adversely affected by the depressed economy, in particular the construction industry.
3.31.7 ECOLOGICALLY SENSITIVE AREAS The project is located in a highly urbanized area that has been urbanized for nearly fifty years and would continue to be urbanized. The No-Build Alternative is not anticipated to have cumulative effects to ecologically sensitive areas. Under the Redevelopment Alternative, although a number of large native trees would be removed, this alternative may provide an opportunity for ecosystem enhancement by integrating green spaces into the site design and replanting trees consistent with the City of Portland’s tree ordinance. New stormwater treatment measures would also improve water quality in downstream areas of Stephens Creek. These improvements would likely have a beneficial cumulative effect on the ecosystem in the area.
3.31.8 EMERGENCY HEALTH CARE, FIRE, AND POLICE SERVICES For both alternatives, no cumulative effects associated with health care, fire or police services have been have been identified.
3.31.9 ENDANGERED SPECIES Neither alternative would result in cumulative effects to fish or wildlife or their habitats. Under the Redevelopment Alternative, stormwater would be treated and infiltrated into the ground on the site to the extent possible. Any overflow would be treated before discharge into Stephens Creek. There would be no cumulative impacts to species in Stephens Creek.
3.31.10 ENERGY REQUIREMENTS AND POTENTIAL FOR CONSERVATION The No-Build Alternative is anticipated to have an adverse cumulative effect on energy consumption and the costs to repair and maintain the site and buildings.
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The Redevelopment Alternative would have a beneficial cumulative effect to energy consumption and conservation. With the use of insulated windows, high-efficiency HVAC systems, and other recent technological developments, the Redevelopment Alternative would provide better energy efficiency than the existing buildings and infrastructure systems than the No-Build Alternative.
3.31.11 ENVIRONMENTAL JUSTICE Future development in the general area of Hillside Terrace is not anticipated to result in cumulative impacts to low-income or minority communities. The No-Build Alternative is anticipated to have an adverse cumulative effect on the environmental justice population residing at Hillsdale Terrace by continuing the stigma and isolation currently experienced by residents at the site. Construction of the Redevelopment Alternative would have cumulative beneficial effects on minority and low-income populations, as the project would provide improvements in living conditions, site design, social services, and self-sustainability. Hillside Terrace would also be better integrated into the community, reducing stigma and isolation.
3.31.12 FLOODING Neither alternative is anticipated to have cumulative impacts from or on flooding. Under the Redevelopment Alternative, stormwater would be treated and infiltrated into the ground to the extent possible. Through the implementation of innovative stormwater systems, the Redevelopment Alternative and future development in the area are less likely to contribute to flooding than the existing development proposed to be replaced.
3.31.13 HAZARDOUS MATERIALS / ENVIRONMENTAL HEALTH There would be beneficial cumulative effects from the Redevelopment Alternative on Hazardous Materials and Environmental Health because suspected lead-based paints and asbestos-containing materials on site would be removed. The contractor would be required to dispose of hazardous materials in conformance with all laws, regulations, and rules legally imposed on disposal of these materials. It is anticipated that the volume of debris could be accommodated at existing disposal sites. The No-Build Alternative would result in the cumulative effects of not removing and properly disposing of suspected lead-based paints and asbestos-containing materials on site and the continued exposure of staff and employees to these materials.
3.31.14 HISTORIC PROPERTIES AND CULTURAL RESOURCES No cumulative impacts associated with historic properties and cultural resources have been identified. While historic properties have been documented as occurring in the general vicinity, none of these would be disturbed by the Redevelopment Alternative. The State Historic Preservation Office has determined that the existing structures at Hillsdale Terrace are not historic properties based on their dates of construction (1968 and 1980) (Section 3.14). Field reconnaissance of the Hillsdale Terrace site identified no evidence or potential for archaeological resources.
3.31.15 LAND ACQUISITIONS AND DISPLACEMENTS No cumulative impacts associated with Land Acquisition and Displacement have been identified.
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3.31.16 LAND USE AND ZONING Cumulative effects of the No-Build Alternative associated with land use and zoning may include discouraging redevelopment near the Hillsdale Terrace site that would be consistent with the higher density zoning in the area. By redeveloping the site to meet current zoning requirements, including density requirements, and to better integrate it into the surrounding community, the Redevelopment Alternative may have a beneficial cumulative effect of encouraging redevelopment consistent with residential densities envisioned within the Metro urban growth boundary. These density increases are planned for and balanced in the capital facilities and neighborhood planning conducted by the City and Metro.
3.31.17 NAVIGABLE WATERWAYS AND COASTAL AREAS Neither alternative is anticipated to have cumulative effects on navigable waterways and coastal zones.
3.31.18 NOISE AND VIBRATION Neither alternative is anticipated to have cumulative effects on noise or vibration.
3.31.19 NUISANCES AND HAZARDS The Redevelopment Alternative is anticipated to have beneficial cumulative effects on nuisances and hazards because suspected lead-based paints and asbestos-containing materials on site would be removed.
3.31.20 PARKS AND RECREATION By improving recreational opportunities on-site, the Redevelopment Alternative is anticipated to have a beneficial cumulative effect on parks and recreation resources for public housing residents.
3.31.21 PUBLIC SERVICES The No-Build Alternative would maintain the site’s current infrastructure which has documented deficiencies and leaks, and would have an adverse cumulative effect on public infrastructure. The Redevelopment Alternative would reconstruct the site’s infrastructure and would have a beneficial cumulative effect on public infrastructure.
3.31.22 SAFETY AND SECURITY The No-Build Alternative does not propose improvements to existing safety and security issues at Hillsdale Terrace and would have an adverse cumulative effect on the existing site as well as on the surrounding area. The Redevelopment Alternative proposes to redesign the site using CPTED principles and would include an on-site office for the Portland Police Bureau. The Redevelopment Alternative is anticipated to have a beneficial cumulative effect for residents of the site as well as for the surrounding area.
3.31.23 SCHOOLS AND SOCIAL SERVICES The Redevelopment Alternative would have cumulative beneficial effects on schools and social services as the project would provide new Head Start classrooms, a community center and other services.
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3.31.24 SITE SUITABILITY, ACCESS, AND COMPATIBILITY WITH SURROUNDING DEVELOPMENT The Redevelopment Alternative proposes a revitalized site that is more compatible with adjacent uses and may have a beneficial cumulative effect on the surrounding area. The No- Build Alternative proposes to maintain the existing site as long as financially feasible. The existing site is generally not compatible with the adjacent uses and, if maintained as it exists today, may have an adverse cumulative effect on the surrounding area.
3.31.25 SOILS, GEOLOGY, AND SEISMIC CONDITIONS Neither alternative is anticipated to have cumulative effects on or from soils, geology or seismic conditions.
3.31.26 TOXIC CHEMICALS AND RADIOACTIVE MATERIALS There would be beneficial cumulative effects from the Redevelopment Alternative on toxic chemicals or radioactive materials because suspected lead-based paints and asbestos- containing materials on site would be removed. The No-Build Alternative would result in the cumulative effects of not removing and properly disposing of suspected lead-based paints and asbestos-containing materials on site and the continued exposure of staff and employees to these materials.
3.31.27 TRANSPORTATION Transportation analysis of the Redevelopment Alternative and new roadway design for the site, and an analysis of the adjacent transportation system, indicate the Redevelopment Alternative would have no cumulative impacts to traffic, parking, transit, bicycle, pedestrian, and freight movement. No cumulative effects are anticipated as a result of the No-Build Alternative.
3.31.28 VISUAL AND AESTHETIC RESOURCES The Redevelopment Alternative would result in beneficial cumulative effects to visual and aesthetic resources. Construction of the Redevelopment Alternative would result in improved building products and a more attractive and functional site design, and would better integrate the site with the surrounding neighborhood. The No-Build Alternative would maintain the existing physical condition of the buildings and landscaping, which is considered a visual blight, and is anticipated to have an adverse cumulative effect on the visual and aesthetic resources of the area.
3.31.29 WATER QUALITY Stormwater runoff is a chronic problem on the existing site and the No-Build Alternative would not improve stormwater management, thereby having an adverse cumulative effect on stormwater issues on-site. The Redevelopment Alternative would reconstruct site infrastructure according to current City of Portland requirements including stormwater management, treatment and disposal. The Redevelopment Alternative is anticipated to have a beneficial cumulative effect on stormwater management and water quality.
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3.31.30 WETLANDS There are no wetlands present at the site and neither alternative would have cumulative effects on wetlands.
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4. PUBLIC AND AGENCY INVOLVEMENT
4.1 COMMUNITY INVOLVEMENT PLAN
4.1.1 REGULAR AND SIGNIFICANT COMMUNICATION WITH STAKEHOLDERS Hillsdale Terrace residents have long advocated the need for capital improvements and have known for many years that their development was one of the top three Home Forward properties needing complete revitalization. With the completion of New Columbia and Humboldt Gardens, residents were hopeful that Hillsdale Terrace would be revitalized with new housing, services and opportunities. In the summer of 2008, Home Forward staff started early discussions with residents, local community members, state and local governments, local developers and service providers about the social and physical distress at Hillsdale Terrace, with the goal of identifying options to revitalize the site. The strong support from Hillsdale Terrace residents, community members, and key community stakeholders contributed to the decision by Home Forward’s Board of Commissioners that the only way to address the distress at Hillsdale Terrace was through complete demolition, new construction and an enhanced CSS program. Based on the Home Forward Board of Commissioners’ decision to pursue a HOPE VI grant, Home Forward began to implement an intensive resident and community outreach strategy. During the period between active meetings in 2009 and 2010, Home Forward continued to keep residents, local neighborhood associations, governmental and services partners, key investors, and local media representatives updated about the status of the planning process.
4.1.1.1 Community Outreach Pamela Kambur, Home Forward’s community relations manager, managed the community outreach process for Home Forward’s two previous HOPE VI efforts. She spearheaded the Hillsdale Terrace community outreach with a focus on neighborhood associations, adjacent neighbors and businesses, social service providers, and faith-based institutions. Home Forward established community contacts through personal meetings, presentations at monthly neighborhood association meetings, phone calls, meeting notices, a project website, ads in local newspapers, personal letters from the executive director and door-to-door canvassing of adjacent neighbors and businesses prior to four of the public events. On Saturday, October 24, 2009, Home Forward conducted a bus tour/mobile workshop of the New Columbia and Humboldt Gardens redevelopment sites to show 30 Hillsdale Terrace residents and neighbors how HOPE VI grants transformed those formerly distressed sites.
4.1.1.2 Comprehensive Resident Surveys At the beginning of the Phase 1 planning process (July 2009) a comprehensive resident needs assessment survey, translated in English, Spanish and Somali, was given to all households at Hillsdale Terrace to gather resident input on education and employment aspirations, community livability, health and needs of youth as well as on their concerns about issues of physical and social distress on the site and in the surrounding neighborhood. Over 80% of the residents completed and returned the survey. The results of this survey, along with the 10 resident meetings and the one-on-one interviews with parents of young children, provided the foundation for the CSS plan. In 2010, an updated survey was administered
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through one-to-one interviews with Hillsdale Terrace households. The results re-confirmed the findings from the previous community survey.
4.1.1.3 Planning for Training Sessions and Resident Workshops The Hillsdale Terrace case manager designed the meeting agendas around the questions she received from residents and the various aspects of a HOPE VI redevelopment. She collected the specific questions submitted, ensured that appropriate Home Forward staff provided answers to the questions, and then gave that information back to the residents. This procedure has continued throughout the implementation phases of the project.
4.1.1.4 Meeting Announcements Public meetings were announced through bi-lingual meeting flyers that were distributed to all residents in addition to community members and neighbors, two neighborhood associations, community newspapers, elected officials, and social service agencies. After the 2010 Notice of Funding Availability (NOFA) for the HOPE VI grant was released, advertisements inviting community members to participate in the design workshop portion of the Community Advisory Committee meetings were placed in the three local newspapers. Flyers announcing the series of “resident suppers” and resident trainings were hand delivered throughout the Hillsdale Terrace site and posted at the HOPE VI information kiosk. All of the public meetings and training sessions were scheduled either at night or on weekends to accommodate working families. Home Forward staff walked door-to-door throughout the surrounding neighborhood on four occasions prior to public events to talk to residents and business owners.
4.1.1.5 Translation, Childcare and Transportation Services Home Forward translated all HOPE VI meeting notices and agendas into the predominant second language of Spanish. At the community meetings and resident training sessions, Spanish and Somali translators provided translation. A Somali speaking Hillsdale Terrace resident acted as the liaison to the other Somali households. HAP provided childcare to the residents for community meetings and for the resident training sessions. All meetings were held on-site or at the immediately adjacent Hillsdale Community Church, thereby avoiding the need for transportation for residents with mobility or other impairments.
4.1.1.6 Accessibility All training sessions and public meetings were held at the Hillsdale Terrace community room or the adjacent Hillsdale Community Church fellowship hall, both of which are accessible for persons with disabilities.
4.1.1.7 Providing Information and Incorporating Input The trainings and meetings covered the whole range of HOPE VI activities, clearly laying out the implications of redevelopment for Hillsdale Terrace residents and the two neighborhood associations. And the extensive resident and community involvement helped shape the proposed Revitalization Plan with key input on the conceptual site plans and social service needs. Residents’ concerns about safety and security were incorporated into the site plan, which was modified to ensure clear sight lines that allow unobstructed views for both personal and traffic safety reasons. Ideas proposed for transforming California Street into a linear park, providing programs that address the needs of youth, and improving social and
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physical connectivity to the neighborhood have also been incorporated into the proposed plan.
4.1.1.8 Inclusion of Other Interested Parties The HAP management team met with other interested parties throughout the application process: Portland City Council, Portland Public Schools, Multnomah County Commissioners, State and City housing finance agencies, other housing developers, and tax credit investors. Staff has reached out to the two neighborhood associations to encourage their active engagement in the planning process. A representative from each neighborhood participated in the selection of the architectural/engineering team. Home Forward staff have been actively communicating with neighborhood leaders; making presentations at their monthly neighborhood association meetings and encouraging their participation in the open house events, community design workshops, and Community Advisory Committee process. During the application phase, Home Forward discussed the HOPE VI program with 36 community organizations that have provided letters of commitment for services.
4.1.1.9 Past and Future Efforts to Circulate HUD HOPE VI Communications The project website (www.hapdx.org/hillsdaleterrace) was established in May 2009 and continues to provide a link to the current HOPE VI NOFA, which has also been available as a paper copy in the Hillsdale Terrace office since that time. Residents will continue to receive HUD information as it becomes available. And a computer with Internet access will continue to be available on-site so residents can access relevant websites.
4.1.1.10 Continued Involvement Home Forward will continue to provide technical assistance, case management and information to residents, so that they can stay an effective partner during and after the HOPE VI redevelopment process. The resident training session established the foundation for planning, not just for the application, but for the implementation as well. After the grant was awarded, Home Forward re-convened the Community Advisory Committee to continue guiding the master planning and implementation process.
4.2 PRE-GRANT AWARD INVOLVEMENT
4.2.1 PHASE I: 2008 – 2009 (2009 HOPE VI GRANT APPLICATION PHASE) During an 18-month revitalization planning process, 12 well-publicized public meetings were held with residents and the broader community, including an introductory “open house” at the beginning of the planning process (Table 4.2-1). The public meetings covered a broad range of topics relevant to a HOPE VI process, including the HOPE VI planning and implementation process; relocation counseling and benefits; reoccupancy plans and policies and return priorities; demolition and physical design planning; the planning process for community services; economic opportunities, including training and employment; Section 3 opportunities for low and very low-income people; and the planning and implementation timelines.
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Table 4.2-1. Phase 1 Resident and Community Outreach Events
Phase 1 – 2009 Outreach and Involvement May 12 Resident Training May 28 Resident Supper: Relocation Workshop June 11 Public Meeting: Open House (beginning of revitalization planning period)
June 13 Public Meeting: Design Workshop #1 July 1 Resident Supper: Community Livability July 15 Resident Supper: Youth/Elderly/Disabled Services Aug 12 Resident Supper: Resident Design Aug 18 Public Meeting: Design Workshop #2 Aug 19 Resident Supper: Job Training & Education Sept 1 Resident Training Oct 6 Public Meeting: Open House Oct 24 Public Meeting: Mobile Workshop/Bus Tour Source: Home Forward, HOPE VI Grant. 2010.
4.2.1.1 Resident Outreach At the beginning of the 18-month revitalization planning process, a kickoff meeting with the residents of Hillsdale Terrace was held on May 12, 2009, and HAP staff shared with them the HOPE VI opportunity. Approximately 20% of the Hillsdale Terrace households attended that first meeting, where they discussed their concerns about their sense of isolation as well as the physical and social problems at the property. It helped the tenor of the discussion that Home Forward’s other two HOPE VI projects had been completed with such success and that many former residents had happily moved back to their new homes. There was widespread support for a similar transformation at Hillsdale Terrace, although some residents were worried about “getting [their] hopes up too high”. One resident said, “When I was offered an apartment here, and took a look at it, I thought I was moving into an old jail. Now that I live here, I am grateful to have a place, but I sure wish something could be done.” Another resident questioned “¿Cree usted que el gobierno entienda nuestra historia y el porqué necesitamos este dinero?” (“Do you think the government will understand our story and why we need this funding?”). During that meeting, Myriam Demezas was introduced as the new Hillsdale Terrace case manager. Since May 2009, Demezas has worked full time to provide case management and HOPE VI information to residents. She worked as a bi-lingual case manager with residents at Humboldt Gardens through the planning, relocation and reoccupancy of that HOPE VI project. She had first- hand experience with HOPE VI and quickly built relationships and trust with the residents of Hillsdale Terrace.
4.2.2 PHASE 2: 2010 (2010 HOPE VI GRANT APPLICATION PHASE) During Phase 2, the public meetings expanded upon each of the topics covered in Phase 1 and an intensive Community Advisory Committee (CAC) process was initiated (Tables 4.2-2 and 4.2-3). Forty stakeholders were invited to participate with over 30 members attending at least three of the four public CAC meetings. All Hillsdale Terrace residents and the broader community were invited to all meetings. Designated stakeholders included: 8 Hillsdale Terrace residents, 10 local community members (including neighbors and business
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representatives), 6 service providers, 3 public school officials, 6 government partners, and 7 other members from faith communities. The four public CAC meetings and three resident meetings (including the Resident Training) were held after the NOFA was published on August 25, 2010.
Table 4.2-2. Phase 2 Resident and Community Outreach Events
Phase 2 – 2010 Outreach and Involvement July 12 Resident Meeting – Kick off to grant application phase 2 Aug 16 Youth Training on Green Building and Sustainability Sept 23 Public Meeting: Community Advisory Committee #1 Sept 30 HOPE VI Resident Training Oct 4 Public Meeting: Community Advisory Committee #2 Oct 21 Public Meeting: Community Advisory Committee #3 Oct 29 Resident Supper (Summary of design and program input) Nov 4 Public Meeting: Community Advisory Committee #4 Source: Home Forward, HOPE VI Grant. 2010.
Table 4.2-3. Community Advisory Committee Stephanie Adams (Portland Office of Neighborhood Cynthia Kinney (Hillsdale Terrace resident) Involvement) Jim Kinney (Hillsdale Terrace resident) Rose-Ellen Bak (Multnomah County) Mark Lear (Portland Bureau of Transportation) Amber Baker (Janus Youth Programs) Daniel Ledezma (Commissioner Nick Fritz’s Office, Fernando Blanco (Hillsdale Terrace resident) Portland Housing Bureau) Venicia Blanco (Hillsdale Terrace resident) Beckie Lee (Multnomah Co. Commissioner Deborah Joanne Bowman (Coalition for a Livable Future) Kafoury’s Office) Dana Broadway (Neighborhood House) Jordana Levinick (Mittleman Jewish Community Pastor JenniferG Brownell (Hillsdale Community Center) Church) Beth Madison (Robert Gray Middle School, PPS) Seamus Cahill (Hillsdale Terrace resident) Terry McLain (Home Forward Resident Advisory Paul Cathcart (Big Brothers-Big Sisters) Committee member) Harriet Cormack (Home Forward Commissioner) Steve Meyerowitz (Congregation Kesser Israel) Hong Dao (Oregon Law Center) Rick Nitti (Neighborhood House) Patricia Edge (Big Brothers-Big Sisters) Peggy Norman (Neighborhood House) Cory Foote (Hillsdale Terrace resident) Tonya Parson (YWCA of Greater Portland) Amanda Fritz (SW California Street adjacent neighbor) Jose Siguac (Hillsdale Terrace resident) Deanna Froehlich (Hayhurst Elementary School) Francine Tessitore (Hillsdale Terrace resident) Ana Gonzalez (Hillsdale Terrace resident) Lt. David Virtue (Portland Police Bureau) Sheila Greenlaw‐Fink (Hillsdale Neighborhood Jessica Wade (Multnomah Neighborhood Association) Association) Austin Waltz ((HDT Computer Center Volunteer) Robert Hamilton (Hillsdale Neighborhood Sara White (Hillsdale Terrace resident) Association) Jessica Wade (Multnomah Neighborhood Association) Egal Hamdi (Hillsdale Terrace resident) Austin Waltz (Volunteer, Hillsdale Terrace Computer Joanne Hoffart (Hillsdale Terrace Neighbor) Lab) Lisa Horowitz (Mittleman Jewish Community Center) Sarah White (Multnomah Neighborhood Association) Scott Johnson (Portland Police Bureau) Source: Home Forward, 2011
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4.2.2.1 Resident Outreach The series of resident meetings (“community suppers”) focused on relocation, community livability, youth development, parenting, education, special needs populations and career advancement/ training. The final resident meeting summarized the input from the various community suppers and CAC meetings, provided results from the resident survey, and outlined the CSS Plan. These meetings culminated in a strong show of resident and community support for the Revitalization Plan. In addition, Home Forward’s Resident Advisory Committee, which is comprised of 15 residents and is regularly briefed on the plans for Hillsdale Terrace, submitted a letter of endorsement for the grant and committed to stay involved throughout the life of the HOPE VI grant.
4.3 POST GRANT AWARD INVOLVEMENT The CAC reconvened following the HOPE VI award announcement. In July 2011 over 21 members and 17 guests attended the first post-award CAC meeting. Enthusiasm was high and members were committed to remaining involved in the redevelopment through reoccupancy in 2014. Table 4.3-1 lists meetings hosted prior to issuance of this EA document; future meetings will be scheduled as needed to solicit feedback on project topics.
Table 4.3-1. Post Grant Award Resident and Community Outreach Events
Phase 3 – Implementation Outreach and Involvement June 14 Presentation to Multnomah Neighborhood Association July 21 Public Meeting: Community Advisory Committee #1 Sept 7 Presentation to Hillsdale Neighborhood Association Sept 15 Public Meeting: Community Advisory Committee #2 Oct 13 Public Meeting: Community Advisory Committee #3 Nov 10 Public Meeting: Community Advisory Committee #4
Source: Home Forward, 2011.
4.4 AGENCY INVOLVEMENT Home Forward will undertake the redevelopment of Hillsdale Terrace with the full support of public agencies that provide direct services to residents and/or have a financial interest in the redevelopment. Many agencies participated in CAC meetings; they are listed in Table 4.2-3. Table 4.4-1 lists the federal, state and local agencies that provided letters of support for the 2010 HOPE VI grant application.
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Table 4.4-1. Public Agency Partners
Energy Trust of Oregon Physical development resources Metro Physical development resources Multnomah County Commission Supportive service resources Multnomah County Library Collateral investments in SW Portland Office of Mayor Sam Adams Supportive service resources Oregon Department of Human Services Supportive service resources Oregon Housing & Community Services Physical development resources Oregon State Treasury Physical development resources Portland Bureau of Development Services Zoning confirmation Portland Bureau of Police Supportive service resources Portland Office of Neighborhood Involvement Supportive service resources Portland Bureau of Environmental Services Physical development resources Portland Bureau of Transportation Collateral investments in SW Portland Portland City Council Physical development resources Portland Parks & Recreation Supportive service resources Portland Public Schools Supportive service resources
Source: Home Forward, HOPE VI Grant. 2010.
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5. REFERENCES AND AGENCIES AND PERSONS CONSULTED The following references, agencies and persons were consulted in the preparation of this Environmental Assessment: 24 CFR Part 51. Environmental Protection Agency. “Environmental Criteria and Standards – Noise Abatement and Control.” 24 CFR Part 51D, Siting of HUD Assisted Projects in Runway Clear Zones at Civil Airports and Clear Zones and Accident Potential Zones at Military Air Fields. 40 CFR 61. Environmental Protection Agency. “National Emission Standards for Hazardous Air Pollutants.” U.S. Code of Federal Regulations. Ash Creek Associates, Geotechnical Evaluation, November 2007. Bunster, Mark. 2005. Portland Fire and Rescue Bureau. 2001 – 2005 Annual Performance Report. Bureau of Land Management (BLM). 2011. Land Patents Database. Electronic document, http://www.glorecords.blm.gov, accessed July 14, 2011. City of Portland Bureau of Development Services. 2006. Environmental Zones. City of Portland Bureau of Environmental Services: current edition Stormwater Management Manual. City of Portland Bureau of Housing and Community Development Consolidated Plan 2000- 2005. City of Portland Bureau of Planning. Comprehensive Plan. 1999. City of Portland Bureau of Planning. Southwest Community Plan Vision, Policies and Objectives. 2000. City of Portland Charter: Title 10, Erosion and Sediment Control Regulations. City of Portland Charter: Title 26, Electrical Regulations; Title 27, Heating and Ventilating Regulations. City of Portland Environmental Zones. Portland, Oregon. Accessed July 2011. City of Portland Office of Neighborhood Involvement. July 2011. www.portlandonline.com/oni City of Portland Office of Transportation. Transportation Systems Plan. 2002. City of Portland Parks and Recreation. Parks 2020 Vision Plan. 2001. City of Portland, Bureau of Planning. Adopted Southwest Community Plan. 2000. City of Portland Bureau of Development Services: Erosion and Sediment Control Manual. 2008. Coalition of Community Clinics. July 2011. www.coalitionclinics.org Code of the City of Portland Title 18. “Noise Control.” Oregon Administrative Rules (OAR) 340 Division 35. “Noise Control Regulations.”
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Congress for the New Urbanism & U.S. Department of Housing and Urban Development, “Principles for Inner City Neighborhood Design”, January 2000. Duquette, Jeff, and Stuart Albright. 2007. Geotechnical Evaluation, Hillsdale Terrace Development, Portland, Oregon (Draft). Prepared for Housing Authority of Portland. Ash Creek Associates, Inc., Portland. Ellis, David V., and Bonnie J. Mills. 1992. Cultural Resource Assessment of the Proposed Turning Point Development, Portland, Oregon. Archaeological Investigations Northwest Report No. 29. Prepared for the Housing Authority of Portland. Federal Emergency Management Administration (FEMA) Map Service Center, 2009. http://www.fema.gov/hazard/map/index.shtm. Federal Transit Administration (FTA), 2006. Transit Noise and Vibration Impact Assessment Manual. Ferriday, Virginia Guest (coordinator). 1984. Historic Resource Inventory, City of Portland, Oregon, Vol. 4: Far Southwest Neighborhoods. Bureau of Planning, Portland, Oregon. French, David H., and Kathrine S. French. 1998. Wasco, Wishram, and Cascades. In Plateau, edited by Deward E. Walker, Jr., pp. 360-377. Handbook of North American Indians, Vol. 12, William C. Sturtevant, general editor. Smithsonian Institution, Washington, D.C. General Land Office (GLO). 1852. Plat of Township No. 1 South, Range No. 1 East, Willamette Meridian. Microfiche on file, U.S. Bureau of Land Management, Oregon State Office, Portland. Google Earth. www.earth.google.com. Green, George L. 1983. Soil Survey of Multnomah County, Oregon. USDA, Soil Conservation Service and Forest Service, in cooperation with Oregon Agricultural Experiment Station. Hillsdale Library web page. July 2011. www.multcolib.org/agcy/hls.html Hillsdale Terrace Redevelopment HOPE VI Grant Application. Housing Authority of Portland. September 2010. Home Forward Environmental Assessment Baseline Conditions Report. July 2011. Home Forward HOPE VI Revitalization Grant Application. November 2009. Home Forward HOPE VI Revitalization Grant Application. November 2010. Ives, Butler. 1852. Field notes of the survey of the subdivisions of Township 1 South, Range 1 East of the Willamette Meridian in the Territory of Oregon. Microfiche copy on file, USDA Bureau of Land Management, Oregon State Office, Portland. Jewish Federation of Greater Portland online directory. July 2011. www.jewishportland.org Johnson D. and T.A. O’Neil. 2001. Wildlife-habitat relationships in Oregon and Washington. Kramer, George. 2003. The WWII Homefront in Portland-Vancouver. Defense Workers Housing Projects: A Historic Context Overview for the Housing Authority of Porltand in Connection with the Columbia Villa / HOPE VI Project. Lehner, Josh. 2011. Hillsdale Main Street, Trade Area Analysis. Metro. 2005. Nature in Neighborhoods.
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Metro. 2010. 2035 Regional Transportation Plan. Metro. 2010. Data Resource Center Maps. July, 2010. Metro. 2010. Urban Growth Management Functional Plan. Metro. 2011. Maps. http://metromap.metro-region.org/metromap.cfm. Metsker, Charles Frederick. 1927. Metsker’s Atlas of Multnomah County, Oregon. Charles F. Metsker, Portland, Oregon, Tacoma and Seattle, Washington. Metsker, Charles Frederick. 1936. Metsker’s Atlas of Multnomah County, Oregon. Charles F. Metsker, Portland, Oregon, Tacoma and Seattle, Washington. Metsker, Charles Frederick. 1944. Metsker’s Atlas of Multnomah County, Oregon. Charles F. Metsker, Portland, Oregon, Tacoma and Seattle, Washington. Mittelman Jewish Community Center. July 2011. www.portlandjewishacademy.org Multnomah Arts Center. July 2011. www.multnomahartscenter.org Musil, Robert R. 1998. Archaeological Survey of the Fanno Pump Station and Pressure Line Project, Garden Home and Multnomah Sections, Washington and Multnomah Counties, Oregon. HRA Letter Report 98-6. Neighborhood Notes. July 2011. www.neighbhorhoodnotes.com Oregon Administrative Rule (OAR) 340 Division 208. “Visible Emissions and Nuisance Requirements.” Oregon Administrative Rules. Oregon Administrative Rule 340 Division 248. “Asbestos Requirements.” Oregon Administrative Rules. Oregon Biodiversity Information Center (ORBIC). July, 2011. Oregon Building Codes Division: Oregon Energy Efficiency Specialty Code. 2010. Oregon Building Codes Division: Oregon Structural Specialty Code. 2010. Oregon Coastal Management Program. www.oregon.gov/LCD/OCMP/CstZone_Intro.sthml. 2011. Oregon Department of Environmental Quality: Water Quality Program Rules. 2010 Oregon Housing and Community Services Department “2011 Consolidated Funding Cycle Application”, Section 05, Architectural Standards for New Construction and Rehabilitation, January 2011. Oregon State Historic Preservation Office (SHPO). 2011. Oregon Historic Sites Database. Electronic document, http://heritagedata.prd.state.or.us/historic/, accessed July 14, 2011. Oregon State University Press. Metro. 2005. Nature in Neighborhoods. Personal interviews with Home Forward’s Community Builder Myriam Demezas. July 20 and 21, 2011. Phase 1 Environmental Site Assessment, Hahn and Associates, July 2011. Portland Fire and Rescue. www.portlandonline.com/fire. July 2011 Portland Maps online. www.portlandmaps.com. July 2011. Portland Parks and Recreation Bureau. www.portlandonline.com/parks. July 2011.
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Portland Police Bureau Annual Statistical Report. 2007. Portland Police Bureau. Portland Police Precincts and Neighborhood Associations. June 11, 2009. Ricks, Julie A., and Laura C. White. 1996. Cultural Resources Survey of Four Portland Area Watersheds, Portland, Oregon. HRA Letter Report 96-45. Ruiz, Christopher L., and Tom Connolly. 2009. Cultural Resource Survey and Evaluation of the I-5 SW Iowa Street Viaduct Project (MP 298.2), Multnomah County. Oregon State Museum of Anthropology Report 2009-047. Prepared for Oregon Department of Transportation, Geo- Environmental Services Section, Salem. Silverstein, Michael. 1990. Chinookans of the Lower Columbia. In Northwest Coast, edited by Wayne Suttles, pp. 533-546. Handbook of North American Indians, Vol. 7, William C. Sturtevant, general editor. Smithsonian Institution, Washington, D.C. Southwest Neighborhoods, Inc. July 2011. www.swni.org U.S. Army Corps of Engineers Portland District. February 1996 Flood Area. 1996. U.S. Coast and Geodetic Survey (USC&GS). 1947. Oregon City No. 1, Oregon. Oregon- Washington planimetric map. US Coast and Geodetic Survey. U.S. Department of Commerce, Bureau of the Census. Census 2000. U.S. Department of Commerce, Bureau of the Census. www.factfinder.census.gov. 2011. U.S. Department of Housing and Urban Development. Handbook No. 1390.2. Environmental Assessment Guide for Housing Projects.” October 23, 1996. http://portal.hud.gov/hudportal/HUD?src=/program_offices/comm_planning/environment/. U.S. Department of Interior, Fish and Wildlife Service. National Wetlands Inventory Map. July 2011. U.S. Department of Interior, Fish and Wildlife Service. Species List for Multnomah County. July 2011. U.S. Department of Transportation, “Transit Noise and Vibration Impact Assessment Manual”, Federal Transit Administration, May 2006 U.S. Environmental Protection Agency, Office of Air Quality Planning and Standards U.S. Geological Survey (USGS). 1914. Oregon City, Oregon. 15-minute topographic map. U.S. Geological Survey (USGS). 1939. Oregon City, Oregon. 15-minute topographic map. U.S. Geological Survey (USGS). 1961. Oregon City, Oregon. 15-minute topographic map. USAChurch online database. www.USAChurch.com. July 2011.
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APPENDIX A GLOSSARY OF TERMS AND ABBREVIATIONS
Home Forward Portland Housing Bureau U.S. Department of Housing and Development
Glossary of Terms and Abbreviations
§ Section symbol – shorthand reference usually used when referring to statutes. 100-year Floodplain Areas that are expected to be flooded during a major storm event that cyclically occurs approximately every 100 years. AAQS Ambient Air Quality Standards (Federal and State) ACDP Air Contaminant Discharge Permit ACM Asbestos-containing material ADA Americans with Disabilities Act ADT Average Daily Traffic Volumes AQMA Air Quality Maintenance Area ASD Acceptable Separation Distance. Measurement standard set by HUD for ensuring that HUD assisted projects are not sited near explosive or flammable operations. Refer to 24 CFR Part 51, Subpart C – “Siting of HUD Assisted Projects Near Hazardous Operations Handling Petroleum Products or Chemicals of an Explosive or Flammable Nature”. ASTM American Society for Testing and Materials A-weighted Measurements that use a filtering system that approximate normal human perception of noise. Bio-swale A stormwater filtration system that uses natural elements to prevent pollutants from entering groundwater or surface water. BDS City of Portland Bureau of Development Services BES City of Portland Bureau of Environmental Services BHCD Bureau of Housing and Community Development, City of Portland, now called Portland Housing Bureau BMPs Best Management Practices - Refers to the best methods of managing a particular problem, such as waste discharge or erosion. Build Alternative A future scenario in which new development occurs. In this EA, the Build Alternative is referred to as the Redevelopment Alternative. CAC Community Advisory Committee Capacity The maximum rate of flow at which vehicles can be reasonably expected to traverse a point or uniform segment of a lane or roadway during a specified time period under prevailing roadway, traffic, and control conditions; usually expressed as vehicles per hour. CDBG Community Development Block Grant, a source of federal funds available at the local level to address unique community needs. CERCLA Comprehensive Environmental Response, Compensation, and Liability Act CHAS Comprehensive Housing Affordability Strategies. Adopted in 1991 by the Portland Consortium (City of Portland, City of Gresham, and
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Multnomah County) to secure and strengthen livability for low-income, very low-income and homeless people. Consolidated Plan Bureau of Housing and Community Development Consolidated Plan 2005-2010 CFR Code of Federal Regulations CM Commercial/Residential Comprehensive Plan Zoning Designation CM/GC Construction Manager/General Contractor CMMP Contaminated materials management plan CMU Concrete Masonry Unit CO Carbon Monoxide CPC City of Portland Code CPS Child Protection Services CPTED Crime Prevention Through Environmental Design CS Storefront Commercial Comprehensive Plan Zoning Designation CSO Combined Sewer Overflow CSP Community Service Provider CSS Community and Supportive Services Cul-de-sac A local street design that is not well-connected to its surrounding street network, and features a dead-ended car turnaround. Cumulative Impact or Cumulative impact is the impact on the environment which results Effect from the incremental impact of the action when added to other past, present, and reasonably foreseeable future actions regardless of what agency (Federal or non-federal) or person undertakes such other actions. Cumulative impacts can result from individually minor but collectively significant actions taking place over a period of time. CWA Clean Water Act dB Decibels dBA A-Weighted Decibels dbh Diameter at Breast Height Decibel A unit to measure sound Density The number of persons or households located in a specific geographic area, often expressed in terms of people per acre. DEP Drug Elimination Program DEQ Department of Environmental Quality Disabilities/Special Needs HUD defines a disabling condition as one or more of the following: a diagnosable substance use disorder, serious mental illness, developmental disability, HIV/AIDS or chronic physical illness or disability. EA Environmental Assessment EFH Essential Fish Habitat Enhanced Property Includes base operating expenses (typical property management related
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Management activities such as repairs, maintenance, rent payment collection, lease issues), plus the costs of “enhanced” or “enriched” management that may include for example 24-hour front desk coverage, security, and/or resident services coordination. Environmental Justice Executive Order 12898, "Federal Actions to Address Environmental justice in Minority Populations and Low-Income Populations," is intended to focus Federal attention on the environmental and human health conditions of minority and low-income populations with the goal of achieving environmental protection for all communities. Environmental Justice is the fair treatment and meaningful involvement of all people regardless of race, color, national origin, or income. Fair treatment means that no group of people, including a racial, ethnic, or socioeconomic group, should bear a disproportionate share of the negative environmental consequences resulting from industrial, municipal, and commercial operations or the execution of Federal, state, and local programs and policies. EOPK Early Oregon Pre-Kingdergarten EPA U.S. Environmental Protection Agency ERR Environmental Review Record. A written record of the environmental review undertaken for each project, containing all the environmental review documents, public notices (and proof of their publication), and written determinations or environmental findings as evidence of review, decision making and actions pertaining the project. Public comments and resolution of concerns are important parts of the ERR. ESA Endangered Species Act ESA Environmental Site Assessment FHWA Federal Highway Administration Functional Plan Urban Growth Management Functional Plan GED The American Council on Education’s General Educational Development tests are a group of five subject tests which, when passed, certify that the takers has high school-level academic skills. People who meet the passing score requirements are awarded a “Certificate of General Educational Development” or a similarly titled credential. GIS Geographic Information Systems. Mapping software and data. GOALS The Greater Opportunities to Advance, Learn, and Succeed (GOALS) program helps participants with access to jobs, education, counseling, job training, financial literacy and asset building, homeownership, and other resources. Green Building A building designed and constructed to minimize environmental impacts that can include energy conservation, appropriate material use, and on- site storm water management. Green Streets Street construction methods that use materials that will facilitate improved infiltration of stormwater. HAP Housing Authority of Portland. In 2011, the Housing Authority of Portland formally changed its name to Home Forward. HCM Highway Capacity Manual
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HCS Highway Capacity Software HOME HOME Investment Partnership Program Home Forward Home Forward was previously known as the Housing Authority of Portland. In 2011, the Housing Authority of Portland formally changed its name to Home Forward. HOPE VI A federal grant available through the U.S. Department of Housing and Urban Development. The HOPE VI program is targeted at redevelopment of distressed public housing sites. HQS Housing Quality Standards HUD U.S. Department of Housing and Urban Development ICU Intersection Capacity Utilization Impacts “Impacts” are the effects or consequences of actions. Environmental impacts are effects upon the elements of the environment. Impervious Surfaces Surfaces that are sealed in a manner that prevents water from filtering into the soil, such as when covered by asphalt or a building. Infiltration The process in which water enters the soil to become groundwater. LBP Lead-based paint LEED Leadership in Energy and Environmental Design; a 3rd party green building rating system administered by the USGBC.
Leq Average hourly sound level Level of Service The “Level of Service” is a grading system developed by the transportation profession to quantify the degree of comfort (including such elements as travel time, number of stops, total amount of stopped delay, and impediments caused by other vehicles) afforded to drivers as they travel through an intersection or roadway segment. Level of service is expressed as a letter grade that ranges from “A”, indicating that drivers will experience little, if any delay, to “F”, indicating significant traffic congestion and driver delay will occur. LIHTC Low Income Housing Tax Credits. A provision in Section 42 of the IRS Code which allows investors to receive a credit against Federal tax owed in return for providing funds to developers to help build or renovate housing that will be rented only to lower-income households for a minimum period of years. There are two types of credits, both of which are available over a 10-year period: a 9 percent credit on construction/rehab costs, and a 4 percent credit on acquisition costs and all development costs financed partially with below market Federal loans (e.g., tax-exempt bonds). Lmax Lmax is the RMS (root mean squared) maximum level of a noise source or environment. LOS See ‘Level of Service’ above. Lv Vibration Velocity Level Mainstream Services Government-funded programs that provide services, housing and income supports to poor persons whether they are homeless or not. They include programs providing welfare, health care, mental health care, substance abuse treatment, veterans’ assistance, and employment
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services. Mainstream resources needed to end homelessness are: Federal, State and Local Government Programs such as Medicaid, Social Security, temporary Assistance for Needy Families, Workforce Initiative Act (WIA) employment programs, mental health and substance abuse services, and local Housing Authorities and other housing subsidy programs. Maintenance Areas Nonattainment areas that return to compliance with the National Ambient Air Quality Standards. MBTA Migratory Bird Treaty Act MEV Million Entering Vehicles MFI Median Family Income Mitigation 1) Avoiding impacts altogether by not taking a certain action or parts of an action; 2) minimizing impacts by limiting the degree or magnitude of the action; 3) rectifying impacts by repairing, rehabilitation, or restoring the affected environment; 4) reducing or eliminating impacts over time by preservation and maintenance operation during the life of the action; 5) compensating for impacts by replacing, enhancing or providing substitute resources or environments; and/or, 6) monitoring impacts and taking appropriate corrective measures. MJCC Mittelman Jewish Community Center MMBtu/hr Million British Thermal Units per hour mph Miles per Hour msl Mean Sea Level NAAQS National Ambient Air Quality Standards National Ambient Air “National Ambient Air Quality Standards” were set up by the Quality Standards Environment Protection Agency (EPA) to help mitigate the health impacts of air pollution. EPA established NAAQS measures for six pollutants: carbon monoxide, ozone, particulate matter, lead, sulfur dioxide, and nitrous oxide. NEPA National Environmental Policy Act NHHS Neighborhood House Head Start NMFS Marine Fisheries Service No-Build Alternative A future scenario in which new development does not occur. Noise Unwanted sound Nonattainment Areas Geographic areas in which concentrations of a pollutant exceed the National Ambient Air Quality Standards. NOX Nitrogen Oxide NRHP National Register of Historic Places OAR Oregon Administrative Rules ODA Oregon Department of Agriculture ODFW Oregon Department of Fish and Wildlife OHCS Oregon Housing and Community Services Department
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OHI Opportunity Housing Initiative ORBIC Oregon Biodiversity Information Center OSHPO Oregon State Historic Preservation Office PAH Polynuclear aromatic hydrocarbons PBOT Portland Bureau of Transportation PDC Portland Development Commission PDO Property Damage Only Permanent Supportive Rental housing with support services for low income or homeless Housing people with a permanent disabling condition such as, physical or cognitive disability, serious health condition, severe mental illness, substance abuse disorder, or HIV/AIDS. Permanent supportive housing provides a permanent home with a rent subsidy along with direct linkage to essential social services/treatment programs to ensure long- term stability. Services may include: needs assessments, medication management, nursing or daily living support, on-site meals mental health or substance abuse counseling/treatment services, crisis intervention, and case management. Supportive Housing can range from full service on-site programs to program models with a mix of home-based and community services. PF&R Portland Fire & Rescue PHA Public Housing Agency Phase I or Phase II Environmental Site Assessment conducted to determine the presence of hazardous materials on or in the vicinity of a site. PHB Portland Housing Bureau PM Particulate matter PM10 Particulate matter with an aerodynamic diameter of less than or equal to 10 microns PM2.5 Particulate matter with an aerodynamic diameter of less than or equal to 2.5 microns ppm Parts Per Million PPV Peak Particle Velocity PSH Permanent Supportive Housing Public Housing Public Housing is housing owned by a PHA, so the PHA is both the landlord and the recipient of federal funds. The program is also limited to those under 50% of AMI. All public housing is project-based so the assistance is tied to specific units owned by a PHA. REC Recognized Environmental Condition Resident Services Refers to apartment complexes or property owners who arrange for Coordination provision of basic social services to help connect residents to needed assistance to support stable tenancy. Staff can be an employee of the landlord/property owner or the employee of a non-profit social service agency through a partnership agreement. RLIS Regional Land Information System. Metro spatial database.
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RMS Root Mean Square. A measure of the magnitude of the varying noise source quantity. RTP Regional Transportation Plan SAAQS State Ambient Air Quality Standards SARA Superfund Amendments and Reauthorization Act SBUH Santa Barbara Urban Hydrograph Screening Criteria Criteria that are used to evaluate conceptual alternatives. SDC System Development Charge Section 8 Section 8 refers to several programs under Section 8 of the 1937 housing act. All Section 8 programs are a direct pass through of federal funds to a private landlord. The public housing authority (PHA) subsidizes part of the rent a participant pays to a private market landlord, and the tenant pays the rest, based on their income. The programs are targeted towards very low-income households (under 50% AMI). There are two types of Section 8: Tenant-based vouchers, which are tied to a specific household and can be used wherever the household lives, and project-based vouchers, which are tied to a specific housing unit regardless of who lives there. SHPO State Historic Preservation Office (also see OSHPO) SIP State Implementation Plan SSI Supplemental Security Income is a federal income supplement program funded by general tax revenues (not Social Security taxes) and is designed to help aged, blind and disabled people who have little or no income. The program provides cash to meet basic needs for food, clothing, and shelter. Surface Water Includes erosion and sediment control during construction activity, and Management construction of surface water management components that incorporates best management practices for preventing degradation of post-construction storm water. SWCHC Southwest Community Health Clinic SWM Surface Water Management TANF Temporary Assistance for Needy Families is one of the federal assistance programs and provides cash assistance to low-income families with children while they strive to becom self-sufficient. The program’s goal is to reduce the number of families living in poverty, through employment and community resources. To qualify for TANF, families must have very few assets and little or no income. TE Transportation Element TIF Tax Increment Financing TPH Total Petroleum Hydrocarbons TSP Transportation System Plan TSP Total Suspended Particulates TWCLT Two-Way Center Left-Turn Lane
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TWSC Two Way Stop Controlled UFAS Uniform Federal Accessibility Standards UIC Underground Injection Control UPCS Uniform Physical Condition Standards URA Uniform Relocation Assistance and Real Property Acquisition Policies Act of 1970 (URA) URA Urban Renewal Area USACE U.S. Army Corp of Engineers USFWS United States Fish and Wildlife Service USGBC U.S. Green Building Council, a private 3rd party green building evaluation and rating organization that administers the LEED programs. USGS U.S. Geological Survey UST Underground storage tank V/C Volume to Capacity Ratio VCT Vinyl Composition Tile VES Vapor encroachment screen VOC Volatile Organic Compounds WIC Women, Infants and Children program, also called the Special Supplemental Nutrition Program. WIC is a federal program designed to provide food to low-income pregnant, postpartum and breastfeeding women, infants and children until the age of five. The program provides a combination of nutrition education, supplemental foods, breastfeeding promotion and support, and referrals for health care. The U.S. Department of Agriculture (USDA) funds the WIC Program and each state then administers the program for its residents.
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APPENDIX B DISTRIBUTION LIST
Home Forward Portland Housing Bureau U.S. Department of Housing and Development
Distribution List All agencies, organizations and individuals listed below will receive a Notice of Availability for this Environmental Assessment. This Environmental Assessment will be available on the Home Forward and Portland Housing Bureau web sites and at locations identified at the front of this document.
Recipients Federal Agencies Advisory Council on Historic Preservation FEMA Floodplain Management and Insurance National Oceanic and Atmospheric Administration National Marine Fisheries Service (Portland) US Department of Housing and Urban Development (Portland) US Department of Housing and Urban Development (Seattle) US Environmental Protection Agency (Portland) US Fish and Wildlife Service (Portland) Tribal Agencies Confederated Tribes of the Grand Ronde Confederated Tribes of the Siletz Confederated Tribes of the Warm Springs State Agencies Business Oregon Department of Environmental Quality Department of Health and Human Services Department of Land Conservation and Development Historic Preservation Office Housing and Community Services Department of Transportation Oregon Biodiversity Information Center City of Portland Bureau of Development Services Bureau of Environmental Services Bureau of Fire and Rescue Bureau of Management and Finance Bureau of Planning and Sustainability
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Recipients Bureau of Transportation City Attorney City Commissioners Housing Bureau Mayor’s Office Office of Neighborhood Involvement Parks and Recreation Police Bureau Portland Development Commission Regional Arts and Culture Council Urban Forester Water Bureau Multnomah County County Commissioners Department of Community Justice, Adult Services Division Department of Community Justice, Juvenile Services Department of Health and Human Services, Aging and Disability Services Department of Health and Human Services, Mental Health and Addiction Services Office of School and Community Partnerships SUN Service System Other Local Agencies Metro Port of Portland Tri-Met Other Organizations Hispanic Metropolitan Chamber of Commerce Neighborhood House Oregon Environmental Council Hillsdale Terrace Redevelopment Community Advisory Committee Home Forward Board of Commissioners Amie Pico Lee Moore, Chair Harriet Cormack, Co-Vice Chair
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Recipients Gretchen Kafoury David Kelleher Shelli Romero, Co-Vice Chair Jim Smith Brian Lessler David Widmark, Treasurer Portland Public Schools Hayhurst Elementary School Robert Gray Middle School Wilson High School Portland Public Schools Administration Neighborhood Associations Hillsdale Neighborhood Association Multnomah Neighborhood Association Southwest Neighborhoods Inc Utilities Northwest Natural Portland General Electric Qwest Communications Verizon Local Media Daily Journal of Commerce El Hispanic News KATU KBOO KEX KGW KINK KMUZ KOIN KOPB KPDX
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Recipients KPTV KXL Portland Mercury Southwest Community Connection Street Roots The Asian Reporter The Business Journal The Oregonian The Portland Observer The Skanner The Tribune Willamette Week
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APPENDIX C SUPPORTING DOCUMENTS
The following is a list of project-related supporting studies, plans, reports and documents. These documents are available at Home Forward, 135 Ash Street, 5th Floor, Portland, OR 97204.
Geotechnical Evaluation. November 2007. Ash Creek Associates. Hazardous Materials Survey. September 2011. AMEC. HOPE VI Revitalization Grant Application. November 2009. Home Forward. HOPE VI Revitalization Grant Application. November 2010. Home Forward. HOPE VI Relocation Plan., July 2011. Home Forward. Phase I Environmental Site Assessment (Duplex Lots). September 2010. Hahn and Associates. Phase I Environmental Site Assessment and Vapor Encroachment Screen (Hillsdale Terrace Public Housing Site). July 2011. Hahn and Associates, Inc. Phase II Environmental Site Assessment. October 2011. AMEC. Physical Conditions Survey. January 2009. Michael Willis Architect. Stephens Subwatershed Improvement Strategies Report. June 2009. Bureau of Environmental Services, City of Portland.
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APPENDIX D ANTICIPATED PERMITS AND APPROVALS
The following is a list of permits and approvals that may be required for the Hillsdale Terrace Redevelopment project.
Name of Permit or Approval Agency Federal ESA Section 7 “No Effect” Concurrence City of Portland Housing Bureau. State Section 106 Review Oregon State Historic Preservation Office National Pollutant Discharge Elimination System DEQ (NPDES) Stormwater Discharge Permit (1200-C) Air Contaminant Discharge Permit DEQ City Conditional Use Review City of Portland Type III Land Use Review City of Portland Construction Permits (incl. demolition, clearing, City of Portland grading, and building) Hauling and Dumping Permits City of Portland Type II Design Review City of Portland Plat review or lot line adjustments City of Portland Right-of-way Construction Permit City of Portland Tree Cutting Permit City of Portland Other Pipeline and Utility Crossing Permits Utility Providers Utility Approvals (Easements and Use Utility Providers Agreements)
December 2011 Hillsdale Terrace Redevelopment D-1 Environmental Assessment
APPENDIX E AGENCY LETTERS
Letters in this Appendix:
Oregon State Historic Preservation Office Letter of Determination for Historic Properties (dated October 10, 2011)
Oregon State Historic Preservation Office Letter of Determination for Cultural Resources (dated October 11, 2011)
APPENDIX F NO EFFECT LETTER FOR NMFS AND USFW LISTED SPECIES