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St. Johns Bridge N Lombard St. N Philadelphia Ave NW St Helens Rd N Willamette St N Lombard St N Portland Rd N Columbia Blvd N Fessenden St N Saint Louis Ave ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! St. Johns City Park Cathedral City Park James John Elementary School Roosevelt High School Sitton Elemen- tary School W il l a m e t t e R i v e r C o l u m b i a S lo ugh Columbia Slough w Problem Statement Project Summary Methodology Findings Legend Limitations Priority Multi-Family Lots Priority Single-Family Lots Suitable Sites for Affordable Housing Sources: St. Johns, Portland Zoning Figure 1.1 Weighted (1-5) Land Use Zoning Codes CG: 5, CM: 5, CN1: 5, CN2: 5, CS: 5, EG1: 2, EG2: 2, EX: 5, IG2: 2, IH: 2, OS: 1, R1: 5, R2: 5, R2.5: 5, R5: 5, RF: 5 1 Figure 1.3 Figure 1.5 Figure 1.7 Figure 1.2 Figure 1.4 Figure 1.6 Table 3 Table 2 Figure 2 Legend Frequent Service Bus Stops Libraries Community Center Grocery Stores Schools Parks Criteria for site suitability analysis Rasterize layers Reclassification (1-5) Rasterized Reclassified Input Sources Equity Zone Weighted Overlay Team: Date: 03/18/2017 Instructor: Gregory Mallon, Eric Rutledge, Ludwig Salzmann USP 592 GIS II Advanced Jiunn-Der (Geoffrey) Duh Portland Metro, RLIS City of Portland, Buildable Lands Inventory Data Sources: Beebe, C. (2016, March 25). Portland region nears 2.4 million residents, growing by 41,000 last year. Retrieved March 12, 2017, from http://www.oregonmetro.gov/news/portland-region-nears-24- million-residents-growing-41000-last-year City of Portland (2015). “187371 Declare a housing emergency, specify one year duration, waive zoning code and authorize request to Governor for an emergency declaration ordinance. Retreived March 12, 2017 from http://efiles.portlandoregon.gov/Record/8148694/ A Home for Everyone. (n.d.). State of Emergency. Retrieved February 20, 2017, from http:// ahomeforeveryone.net/state-of-emergency/ Portland Housing Bureau. (2016, December). 2016 State of Housing Report. Retrieved from https:// www.portlandoregon.gov/phb/67393 D. Latinopoulos* , K. Kechagia “A GIS-based multi-criteria evaluation for wind farm site selection. A regional scale application in Greece”, Renewable Energy 78 (2015) Zhang, Zou; Li, Jingfeng; Liu, Yanzhong; Chen, Biao “Application of GIS and Spatial Decision Support Systems for Affordable Housing” IEEE, 2009 Thomas, Curtis N. “Remote sensing/GIS integration to identify potential low-income housing sites”, Cities, Vol. 17, No, 2, pp. 97-109, 2000 Most suitable Suitable Less suitable Least suitable Variable Original Data Format Final Data Format Weight Zoning Polygon Categorical Raster 5% Transit, frequent service Point Categorical Raster 20% Libraries Point Categorical Raster 10% Community Center Point Categorical Raster 10% Grocery Stores Point Categorical Raster 20% Schools Point Categorical Raster 20% Parks Polygon Categorical Raster 15% ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! Roosevelt High George Middle Sitton Elementary James John Elementary St. Johns Cathedral Park Chimney Park Pier Park Willamette Cove Cathed ral Park George Park St Johns Park Smith and Bybee Wetlands Natural Area N. Lombard St. ST HELENS N. Columbia Blvd. N. Willamette Blvd. BRIDGE GERMANTOWN 0 0.5 1 Miles General Commercial Mixed Commercial Neighborhood Commercial 1 Neighborhood Commercial 2 Storefront Commercial General Employment 1 General Employment 2 Central Employment General Industrial 1 Heavy Industrial Open Space Med Density Multi-Dwelling Residential Low Density Multi-Density Residential Single Dwelling Residential 2,500 Single Dwelling Residential 5,000 Residential Farming Neighborhood Boundary Arterials Parks Schools ! ! ! ! ! ! Owner Site Address Property Description Total Value ($) Comprehensive Plan Update Single- Family Units Allowed BARRERA,ISMAEL & 7567 S/ N GILBERT AVE VACANT LAND 174,800 Single-Family Residential 4 ROBERTS,JILL - VACANT LAND 19,700 Single-Family Residential 4 SINNOTT,THOMAS O JR 9431 N TRUMBULL AVE VACANT LAND 112,500 Single-Family Residential 2 GIBLIN,GERALDINE A 9515 N SMITH ST VACANT LAND 110,400 Single-Family Residential 2 DIGGER LLC N MACRUM & SENECA ST VACANT LAND 109,100 Single-Family Residential 2 DOZER CONSTRUCTION LLC 9525 N LOMBARD ST VACANT LAND 86,400 Single-Family Residential 2 EVERETT CUSTOM HOMES INC 6738 N MOHAWK AVE VACANT LAND 124,000 Single-Family Residential 1 CHATTERLEY,MICHAEL W - VACANT LAND 97,800 Single-Family Residential 1 DAVIS,TERRY P 7908 S/N DECATUR ST VACANT LAND 136,200 Single-Family Residential 1 THOMPSON,LARRY & KATHLEEN - VACANT LAND 126,500 Single-Family Residential 1 Owner Site Address Property Description Total Value ($) Comprehensive Plan Update Multi- Family Units Allowed PORTLAND CITY OF N JOHN AVE VACANT LAND 77,190 Multi-Family Residential 13 PORTLAND CITY OF SEC/ LEAVITT & N EDISON ST VACANT LAND 292,600 Multi-Family Residential 7 PORTLAND CITY OF NEC/ JOHN & N DECATUR ST VACANT LAND 413,600 Multi-Family Residential 7 PORTLAND CITY OF N CRAWFORD ST VACANT LAND 308,000 Multi-Family Residential 5 PORTLAND CITY OF SEC/ LEAVITT & N EDISON ST VACANT LAND 292,600 Multi-Family Residential 2 NORTH CRAWFORD PARTNERS LLC SWC/ DECATUR & N JOHN AVE VACANT LAND 128,080 Commercial 120 SL DEVELOPMENT LLC N ST LOUIS AVE VACANT LAND 192,100 Commercial 26 ORRICK JOINT VENTURE LP 7741 E/ N LOMBARD ST IMPROVED LAND AS VACANT 287540 Commercial 18 ANDERSON,RICHLIN 8028 N LOMBARD WAY VACANT LAND 147840 Commercial 16 LUCE,VERN C & 8836 W/ N LOMBARD ST VACANT LAND 93500 Commercial 15 St. Johns Portland What vacant properties should the St. Johns Center for Opportunity prioritize for affordable housing development? Given the existing racial and socioeconomic disparities in the neighborhood, an equity lens will be applied to prioritize sites that will provide access to essential neighborhood services like bus stops, grocery stores, schools, and more. In October 2015 the Portland City Council declared a housing state of emergency that has now been extended through October 2017. The Portland region continues to attract new residents from across the country and world. Between 2014 and 2015, the region grew by 111 people per day and average rents increased by approximately $100 per month. In 2016 the average home sale price in Portland broke $400,000, an increase of nearly 100% in 15 years. As a result of the dramatic increases in rents and home values, Portland has experienced large scale housing loss by low-income residents and a sharp rise in the number of people seeking emergency shelter. In the north Portland neighborhood of St. Johns, the St. Johns Center for Opportunity has launched an affordable housing program to slow neighborhood displacement trends and stabilize housing costs. The neighborhood currently experiences serious housing related racial inequities whereby only White and Asian households can afford to purchase a home. Black households and Single Mother households are unable to afford a rental unit of any size (Studio and 1, 2, 3 Bedroom). When combined with other approaches, the construction of new affordable housing units can help stabilize housing costs in an area. This GIS analysis identifies and prioritizes suitable sites for the construction of new affordable housing in St. Johns using an equity lens. To minimize costs and barriers to development, only vacant land was considered. The equity lens was developed to ensure that the residents of new affordable housing units have access to critical services such as transit stops, grocery stores, schools, community centers, and more. Post-GIS analysis was conducted to prioritize sites that may be most accessible for development such as properties currently owned by the City of Portland. This analysis provides the St. Johns Center for Opportunity with a list of single-family and multi-family properties that are suitable for affordable housing development. A site suitability model was used to identify specific vacant lots within an equity zone that should be prioritized for affordable housing development in St. Johns. Seven criteria were used in the weighted analysis model including appropriate land use designations and proximity to amenities. The City of Portland’s Buildable Lands Inventory was used to identify tax lots that were vacant and held residential development potential. Appropriate distances were selected and assigned to amenities based on urban planning principles. Distances were a quarter mile, half mile, three quarters of a mile, one-mile, and six-mile radius for bus stops and grocery stores as a regularly used amenity. The six mile radius was used to ensure the raster analysis included the entire neighborhood. Distances were a half mile, one mile, one and a half miles, two miles, and six-mile radius for libraries, community centers, schools, and parks which are not used as regularly. These defined distance thresholds were used in a multiple ring buffer as a ranking system giving a higher value the nearer an area was to a single amenity. The output of the multiple ring buffer was converted to raster and reclassified. Zoning map designations were converted from vector to raster and assigned a number one through five. A one was assigned to zoning designations that do not permit residential development. A two was assigned to zoning designations that allow residential development under a conditional use permit. Conditional use permits increase the cost associated with developing the land so a lower score was given. A five was assigned to land use designations that allow residential development without a conditional use permit. This included single-family and multi-family zones, with no priority given to higher density potential. A weighted overlay was used for assigning importance in terms of percentages to each raster used in the analysis. Table 1 shows the weights assigned to the amenities/raster inputs. The completed weighted analysis is Fig. 2. The model defines areas as more equitable with a darker Based on the suite suitability analysis, an equity zone emerged covering southwest St. Johns. The equity zone includes much of N. Lombard Street, the historic main street corridor. This is unsurprising, as N. Lombard features multiple frequent bus lines including the 4 and 75. Many essential neighborhood services such as grocery stores, parks, and a library are also concentrated along the corridor. Within the equity zone, the current stock of vacant land would allow for the development of 55 single- family residential units and 406 multi-family residential units. The number of allowable units per vacant lot for single-family sites ranges from 1-4, while the number of allowable units per vacant lot for multi- family sites ranges from 2-120. Vacant land for single-family development is relatively evenly dispersed throughout the equity zone, while vacant land for multi-family development is concentrated along the N. Lombard Corridor. The St. Johns Center for Opportunity can use the additional information provided in Tables 2 and 3 to prioritize sites for development. Details include land ownership, land value, number of potential units, and other information that can help the organization take the next steps to develop the properties. It is recommended that the St. Johns Center for Opportunity visit each of these sites in person to confirm the findings of the GIS data are still accurate. The analysis was conducted at the neighborhood scale which limits the effectiveness of the study methods. For example, the buffer distances of one quarter and one half mile created a suitable area around N. Lombard Street that is relatively large compared to the size of the neighborhood. While smaller buffer distances could have been used to achieve finer detail, this would contradict urban planning principles whereby one quarter mile is considered a suitable walkable distance to access transit. A second limitation is the lack of equity data to inform the equity zone. St. Johns is surrounded by industrial land that causes air, noise, and other pollution that negatively impacts human health. This analysis did not incorporate pollution levels into the equity analysis, due to data and time constraints. Further analysis should consider this as an important equity consideration. 0 0.125 0.25 0.5 Miles Schools Vacant Multi-Family Lots Vacant Single-Family Lots Parks Neighborhood Boundary Tax Lots Streets Arterials Railroad Track Frequent Service Bus Stops Library Community Center Grocery Stores/Farmers Market Water Bodies Equity Zone ! ! ! ! ! ! ! ! ! ! ! ! Affordable Housing Development Potential Using GIS Site Suitability Analysis to Identify Vacant Lots for Equitable and Affordable Housing Development in St. Johns Figure 3 Figure 4 Table 1 shade of green and less equitable areas with a lighter shade. The model defines the darkest green area as an area that ought to be considered an equitable area for affordable housing, titled Equity Zone raster. Lastly a Buildable Lands Inventory data set provided by the City of Portland was used in an overlay with the equity zone raster. The Buildable Lands Inventory lists vacant properties and the total number of residential units allowed by right (e.g. without a conditional use or density bonus). The number of units is calculated using square footage of the parcel and the building code limitations such as floor area ratio and maximum height limit. A visual audit of vacant lots within the equity zone was conducted to remove irregular or undevelopable sites. For example, the Buildable Lands Inventory included some vacant lots that are landlocked by other properties without easement access. Other properties are highly irregular in shape (long and skinny near a railroad) and likely undevelopable. These properties were removed from the analysis. The remaining lots were considered suitable for residential development and pertinent information on the lots including property address, value, etc. were pulled from the Buildable Lands Inventory data and are shown in Tables 2 and 3.

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Page 1: Equitable and Affordable Housing Affordable Housing ...web.pdx.edu/~jduh/courses/geog492w17/Projects/08... · regional scale application in Greece”, Renewable Energy 78 (2015) Zhang,

St. Johns B

ridge

N Lom

bard St.

N Philadelphia Ave

NW St Helens Rd

N Willamette St

N Lombard St

N Portl

and R

d

N Columbia Blvd

N Fessenden StN Saint Lo

uis Ave

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St. Johns City Park

Cathedral City Park

James JohnElementary

School

Roosevelt High School

Sitton Elemen-tary School

Willam

ette River

Columbia SloughColumbia Slough

0 0.125 0.25 0.5 Miles

w

Problem Statement

Project Summary

Methodology

Findings

Legend

Limitations

Priority Multi-Family Lots

Priority Single-Family Lots

Suitable Sites for Affordable Housing

Sources:

St. Johns, Portland

Zoning

Figure 1.1

Weighted (1-5) Land Use Zoning CodesCG: 5, CM: 5, CN1: 5, CN2: 5, CS: 5, EG1: 2, EG2: 2, EX: 5, IG2: 2, IH: 2, OS: 1, R1: 5, R2: 5, R2.5: 5, R5: 5, RF: 5

1

Figure 1.3

Figure 1.5

Figure 1.7

Figure 1.2

Figure 1.4

Figure 1.6

Table 3

Table 2

Figure 2

Legend

Frequent Service Bus Stops

Libraries

Community Center

Grocery Stores

Schools

Parks

Criteria for site suitability

analysis

Rasterize layers

Reclassification (1-5)

Rasterized Reclassified Input Sources

Equity Zone Weighted Overlay

Team: Date: 03/18/2017 Instructor:

Gregory Mallon, Eric Rutledge, Ludwig Salzmann USP 592 GIS II Advanced Jiunn-Der (Geoffrey) Duh

Portland Metro, RLIS

City of Portland, Buildable Lands Inventory

Data Sources:

Beebe, C. (2016, March 25). Portland region nears 2.4 million residents, growing by 41,000 last year. Retrieved March 12, 2017, from http://www.oregonmetro.gov/news/portland-region-nears-24-million-residents-growing-41000-last-year

City of Portland (2015). “187371 Declare a housing emergency, specify one year duration, waive zoning code and authorize request to Governor for an emergency declaration ordinance. Retreived March 12, 2017 from http://efiles.portlandoregon.gov/Record/8148694/

A Home for Everyone. (n.d.). State of Emergency. Retrieved February 20, 2017, from http://ahomeforeveryone.net/state-of-emergency/

Portland Housing Bureau. (2016, December). 2016 State of Housing Report. Retrieved from https://www.portlandoregon.gov/phb/67393

D. Latinopoulos* , K. Kechagia “A GIS-based multi-criteria evaluation for wind farm site selection. A regional scale application in Greece”, Renewable Energy 78 (2015)

Zhang, Zou; Li, Jingfeng; Liu, Yanzhong; Chen, Biao “Application of GIS and Spatial Decision Support Systems for Affordable Housing” IEEE, 2009

Thomas, Curtis N. “Remote sensing/GIS integration to identify potential low-income housing sites”, Cities, Vol. 17, No, 2, pp. 97-109, 2000

Most suitableSuitableLess suitableLeast suitable

Variable Original Data Format Final Data Format Weight

Zoning Polygon Categorical Raster 5%

Transit, frequent service Point Categorical Raster 20%

Libraries Point Categorical Raster 10%

Community Center Point Categorical Raster 10%

Grocery Stores Point Categorical Raster 20%

Schools Point Categorical Raster 20%

Parks Polygon Categorical Raster 15%

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Roosevelt High

George Middle

Sitton Elementary

James John Elementary

St. Johns

Cathedral Park

Chimney Park

Pier Park

Willamet te Cove

Cathed ral Park

George ParkSt Johns Park

Smith and Bybee Wetlands Natural Area

N. Lombard St.

ST HELENS

N. Columbia Blvd.

N. Willamette Blvd.

BRIDGE

GERMANTOWN

Multnomah

Clark

ClackamasWashington

General Commercial

Mixed Commercial

Neighborhood Commercial 1

Neighborhood Commercial 2

Storefront Commercial

General Employment 1

General Employment 2

Central Employment

General Industrial 1

Heavy Industrial

Open Space

Med Density Multi-Dwelling Residential

Low Density Multi-Density Residential

Single Dwelling Residential 2,500

Single Dwelling Residential 5,000

Residential Farming

0 0.5 1 Miles

Neighborhood Boundary

Arterials

Parks

Schools

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Roosevelt High

George Middle

Sitton Elementary

James John Elementary

St. Johns

Cathedral Park

Chimney Park

Pier Park

Willamet te Cove

Cathed ral Park

George ParkSt Johns Park

Smith and Bybee Wetlands Natural Area

N. Lombard St.

ST HELENS

N. Columbia Blvd.

N. Willamette Blvd.

BRIDGE

GERMANTOWN

Multnomah

Clark

ClackamasWashington

General Commercial

Mixed Commercial

Neighborhood Commercial 1

Neighborhood Commercial 2

Storefront Commercial

General Employment 1

General Employment 2

Central Employment

General Industrial 1

Heavy Industrial

Open Space

Med Density Multi-Dwelling Residential

Low Density Multi-Density Residential

Single Dwelling Residential 2,500

Single Dwelling Residential 5,000

Residential Farming

0 0.5 1 Miles

Neighborhood Boundary

Arterials

Parks

Schools

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Owner Site Address Property Description

Total Value ($)

Comprehensive Plan Update

Single-Family Units

Allowed

BARRERA,ISMAEL &7567 S/ N GILBERT AVE

VACANT LAND 174,800 Single-Family Residential 4

ROBERTS,JILL - VACANT LAND 19,700 Single-Family Residential 4

SINNOTT,THOMAS O JR9431 N TRUMBULL AVE

VACANT LAND 112,500 Single-Family Residential 2

GIBLIN,GERALDINE A 9515 N SMITH ST VACANT LAND 110,400 Single-Family Residential 2

DIGGER LLCN MACRUM & SENECA ST

VACANT LAND 109,100 Single-Family Residential 2

DOZER CONSTRUCTION LLC

9525 N LOMBARD ST

VACANT LAND 86,400 Single-Family Residential 2

EVERETT CUSTOM HOMES INC

6738 N MOHAWK AVE

VACANT LAND 124,000 Single-Family Residential 1

CHATTERLEY,MICHAEL W - VACANT LAND 97,800 Single-Family Residential 1

DAVIS,TERRY P7908 S/N DECATUR ST

VACANT LAND 136,200 Single-Family Residential 1

THOMPSON,LARRY & KATHLEEN

- VACANT LAND 126,500 Single-Family Residential 1

Owner Site Address Property Description

Total Value ($)

Comprehensive Plan Update

Multi-Family Units

AllowedPORTLAND CITY OF N JOHN AVE VACANT LAND 77,190 Multi-Family Residential 13

PORTLAND CITY OFSEC/ LEAVITT & N EDISON ST

VACANT LAND 292,600 Multi-Family Residential 7

PORTLAND CITY OFNEC/ JOHN & N DECATUR ST

VACANT LAND 413,600 Multi-Family Residential 7

PORTLAND CITY OF N CRAWFORD ST VACANT LAND 308,000 Multi-Family Residential 5

PORTLAND CITY OFSEC/ LEAVITT & N EDISON ST

VACANT LAND 292,600 Multi-Family Residential 2

NORTH CRAWFORD PARTNERS LLC

SWC/ DECATUR & N JOHN AVE

VACANT LAND 128,080 Commercial 120

SL DEVELOPMENT LLC N ST LOUIS AVE VACANT LAND 192,100 Commercial 26ORRICK JOINT VENTURE LP

7741 E/ N LOMBARD ST

IMPROVED LAND AS VACANT

287540 Commercial 18

ANDERSON,RICHLIN8028 N LOMBARD WAY

VACANT LAND 147840 Commercial 16

LUCE,VERN C &8836 W/ N LOMBARD ST

VACANT LAND 93500 Commercial 15

St. Johns

Portland

What vacant properties should the St. Johns Center for Opportunity

prioritize for affordable housing development? Given the existing racial and

socioeconomic disparities in the neighborhood, an equity lens will be applied

to prioritize sites that will provide access to essential neighborhood services

like bus stops, grocery stores, schools, and more.

In October 2015 the Portland City Council declared a housing state of emergency that has now been extended through October 2017. The Portland region continues to attract new residents from across the country and world. Between 2014 and 2015, the region grew by 111 people per day and average rents increased by approximately $100 per month. In 2016 the average home sale price in Portland broke $400,000, an increase of nearly 100% in 15 years. As a result of the dramatic increases in rents and home values, Portland has experienced large scale housing loss by low-income residents and a sharp rise in the number of people seeking emergency shelter.

In the north Portland neighborhood of St. Johns, the St. Johns Center for Opportunity has launched an affordable housing program to slow neighborhood displacement trends and stabilize housing costs. The neighborhood currently experiences serious housing related racial inequities whereby only White and Asian households can afford to purchase a home. Black households and Single Mother households are unable to afford a rental unit of any size (Studio and 1, 2, 3 Bedroom).

When combined with other approaches, the construction of new affordable housing units can help stabilize housing costs in an area. This GIS analysis identifies and prioritizes suitable sites for the construction of new affordable housing in St. Johns using an equity lens. To minimize costs and barriers to development, only vacant land was considered. The equity lens was developed to ensure that the residents of new affordable housing units have access to critical services such as transit stops, grocery stores, schools, community centers, and more. Post-GIS analysis was conducted to prioritize sites that may be most accessible for development such as properties currently owned by the City of Portland. This analysis provides the St. Johns Center for Opportunity with a list of single-family and multi-family properties that are suitable for affordable housing development.

A site suitability model was used to identify specific vacant lots within an equity zone that should be prioritized for affordable housing development in St. Johns. Seven criteria were used in the weighted analysis model including appropriate land use designations and proximity to amenities. The City of Portland’s Buildable Lands Inventory was used to identify tax lots that were vacant and held residential development potential.

Appropriate distances were selected and assigned to amenities based on urban planning principles. Distances were a quarter mile, half mile, three quarters of a mile, one-mile, and six-mile radius for bus stops and grocery stores as a regularly used amenity. The six mile radius was used to ensure the raster analysis included the entire neighborhood. Distances were a half mile, one mile, one and a half miles, two miles, and six-mile radius for libraries, community centers, schools, and parks which are not used as regularly. These defined distance thresholds were used in a multiple ring buffer as a ranking system giving a higher value the nearer an area was to a single amenity. The output of the multiple ring buffer was converted to raster and reclassified.

Zoning map designations were converted from vector to raster and assigned a number one through five. A one was assigned to zoning designations that do not permit residential development. A two was assigned to zoning designations that allow residential development under a conditional use permit. Conditional use permits increase the cost associated with developing the land so a lower score was given. A five was assigned to land use designations that allow residential development without a conditional use permit. This included single-family and multi-family zones, with no priority given to higher density potential.

A weighted overlay was used for assigning importance in terms of percentages to each raster used in the analysis. Table 1 shows the weights assigned to the amenities/raster inputs. The completed weighted analysis is Fig. 2. The model defines areas as more equitable with a darker

Based on the suite suitability analysis, an equity zone emerged covering southwest St. Johns. The equity zone includes much of N. Lombard Street, the historic main street corridor. This is unsurprising, as N. Lombard features multiple frequent bus lines including the 4 and 75. Many essential neighborhood services such as grocery stores, parks, and a library are also concentrated along the corridor.

Within the equity zone, the current stock of vacant land would allow for the development of 55 single-family residential units and 406 multi-family residential units. The number of allowable units per vacant lot for single-family sites ranges from 1-4, while the number of allowable units per vacant lot for multi-family sites ranges from 2-120. Vacant land for single-family development is relatively evenly dispersed throughout the equity zone, while vacant land for multi-family development is concentrated along the N. Lombard Corridor.

The St. Johns Center for Opportunity can use the additional information provided in Tables 2 and 3 to prioritize sites for development. Details include land ownership, land value, number of potential units, and other information that can help the organization take the next steps to develop the properties. It is recommended that the St. Johns Center for Opportunity visit each of these sites in person to confirm the findings of the GIS data are still accurate.

The analysis was conducted at the neighborhood scale which limits the effectiveness of the study methods. For example, the buffer distances of one quarter and one half mile created a suitable area around N. Lombard Street that is relatively large compared to the size of the neighborhood. While smaller buffer distances could have been used to achieve finer detail, this would contradict urban planning principles whereby one quarter mile is considered a suitable walkable distance to access transit.

A second limitation is the lack of equity data to inform the equity zone. St. Johns is surrounded by industrial land that causes air, noise, and other pollution that negatively impacts human health. This analysis did not incorporate pollution levels into the equity analysis, due to data and time constraints. Further analysis should consider this as an important equity consideration.

St. Johns B

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N Philadelphia Ave

NW St Helens Rd

N Willamette St

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N Fessenden StN Saint Lo

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St. Johns City Park

Cathedral City Park

James JohnElementary

School

Roosevelt High School

Sitton Elemen-tary School

Willam

ette River

Columbia SloughColumbia Slough

0 0.125 0.25 0.5 Miles

Schools

Vacant Multi-Family Lots

Vacant Single-Family Lots

Parks

Neighborhood Boundary

Tax Lots

Streets

Arterials

Railroad Track

Frequent Service Bus Stops

Library

Community Center

Grocery Stores/Farmers Market

Water Bodies

Equity Zone

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Affordable Housing Development Potential

Using GIS Site Suitability Analysis to Identify Vacant Lots for Equitable and Affordable Housing Development in St. Johns

Figure 3

Figure 4

Table 1

shade of green and less equitable areas with a lighter shade. The model defines the darkest green area as an area that ought to be considered an equitable area for affordable housing, titled Equity Zone raster.

Lastly a Buildable Lands Inventory data set provided by the City of Portland was used in an overlay with the equity zone raster. The Buildable Lands Inventory lists vacant properties and the total number of residential units allowed by right (e.g. without a conditional use or density bonus). The number of units is calculated using square footage of the parcel and the building code limitations such as floor area ratio and maximum height limit.

A visual audit of vacant lots within the equity zone was conducted to remove irregular or undevelopable sites. For example, the Buildable Lands Inventory included some vacant lots that are landlocked by other properties without easement access. Other properties are highly irregular in shape (long and skinny near a railroad) and likely undevelopable. These properties were removed from the analysis.

The remaining lots were considered suitable for residential development and pertinent information on the lots including property address, value, etc. were pulled from the Buildable Lands Inventory data and are shown in Tables 2 and 3.

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