The Planning Commission and Design Commission have reviewed the draft plan, and the near-final draft of the plan – the Recommended Draft - is on its way to City Council for a public hearing and a vote.
About the Recommended Draft
The MPAP aims to transition the area from a somewhat underutilized industrial and employment-focused district into a mixed-use employment district that will support both job growth and housing development.
To achieve this, the MPAP Recommended Draft includes a suite of proposed land use changes to promote equitable and transit-oriented development as well as complement the potential extension of the Portland Streetcar. The land use changes include amendments to Portland’s Comprehensive Plan map, zoning map, zoning code, and design guidance for future projects.
Equity considerations
The City of Portland recognizes the need for more equitable outcomes from City decision-making, investments, and policy development. The Portland Plan (2012) and 2035 Comprehensive Plan (2016) emphasize the importance of all Portlanders more equitably sharing the benefits and burdens of growth and development.
But what does that mean? History shows that land use plans and large public infrastructure investments often increase land values and displacement pressures, often harming or failing to benefit low-income households and communities of color.
In consideration of these past outcomes, the MPAP weighs and balances a number of related issues. First, a smaller plan area is proposed to balance the value of retaining industrial land for equitable job opportunities (noted in the 2019 BPS-PBOT Preliminary Racial Equity Analysis) with the other policy goals advanced by MPAP.
Second, the MPAP includes measures to provide public benefits that promote equity and help support opportunities for underserved communities, including:
- Affordable housing beyond the minimum inclusionary housing provisions.
- Nonresidential areas to support employment.
- Middle-wage job targets.
- Provisions for affordable commercial spaces.
- Onsite outdoor areas for housing.
- Opportunity for a significant new public open space.
Vision for a new neighborhood
The Montgomery Park Area Plan will allow the plan area to transition from the current mix of employment-focused land uses and larger underutilized land holdings into a new, mixed-use and transit-served neighborhood.
The plan also creates the opportunity for more than 2,000 new housing units (including affordable units), new commercial services, and hundreds of new jobs, including middle wage jobs. The Plan limits the area of land use changes to support retention of nearby industrial land and jobs east of Highway 30 and north of NW Nicolai Street. It also includes implementation measures to balance the proposed loss of industrial land within the plan area.
Importantly the Plan helps expand housing and employment options in a central location of the city easily served by transit and near many existing services and community assets, including cultural venues, jobs, open areas, schools, shops, etc.
The Plan offers room to grow, but with a lower carbon footprint going forward.
Transportation options, including a planned extension of the Portland Streetcar, are an integral part of this Plan. The streetcar alignment would run north along NW 23rd Ave from Lovejoy and Northrup streets, turning west on a couplet along NW Roosevelt and NW Wilson to NW 26th Ave. NW 23rd would be substantially reconstructed north of Northrup Ave. Other planned improvements and investments will make getting around and meeting daily needs without a car easier. Read more in the Montgomery Park Transportation Plan, Volume 3.
Key objectives
The Plan advances the following key objectives:
- Create a new equitably developed, mixed-use, transit-oriented neighborhood in this high opportunity area.
- Provide opportunities for new housing, with requirements for affordable housing beyond the inclusionary housing provisions.
- Retain existing and create new opportunities for middle-wage jobs.
- Create opportunities for affordable commercial spaces to serve a variety of households and provide wealth-building opportunity.
- Provide broader access to amenities, including access to nature and recreation.
- Build low-carbon transportation options supported by land use allowances for intensive mixed-use development.
- Encourage and support opportunities for green, climate-resilient, and responsive development.
Planning Commission and Design Commission send MPAP Recommended Draft to City Council
After holding a joint hearing in May 2024 and holding work sessions in June and July, the Planning Commission and Design Commission wrapped up their deliberations of the MPAP Proposed Draft Volumes 1 through 5, including the Character Statement, in July. You can review public testimony via the online testimony reader.
The Planning Commission voted to recommend adoption of the MPAP, as amended, to City Council at its regular meeting on July 9. The as-amended plan includes a number of amendments that refine the plan. The Planning Commission meetings are available to watch on YouTube.
The Design Commission finalized its discussion of the Design Overlay and Character Statement of the draft plan at its regular meeting on July 18 and voted to recommend that City Council adopt the Montgomery Park Character Statement, as amended.
Learn more about the proposal and provide comments
- Consider why plan here now? and why streetcar?
- Review the considerations and proposals for implementation of the plan.
- Read more about the Recommended Draft and review related documents.
- Then share your thoughts on the MPAP Recommended Draft.