Archive for the 'Neighborhoods' Category

Borland/Stafford Roundabout Construction Begins

Ron Ares May 6th, 2008

I’ll be the roundabout
The words will make you out ‘n’ out
We spend the day your way
Call it morning driving thru the sound and
In and out the valley

I have no idea what the words to Yes’ 1971 epic Roundabout actually mean, but if they cryptically imply that the roundabout project at the intersection of Borland and Stafford roads will improve, then I’m all for ‘em.

The county has begun the traffic revision at what has become over the years a heavily used intersection, funneling traffic on and off I-205 from West Linn, Stafford, and Lake Oswego. Traffic from daily rush hour commutes, two schools, cheap taco nights and Harley gatherings, plus five major churches make for serious congestion, and the county is pouring $4 million into resolving what will only get worse without attention.

The county describes roundabouts:

…circular intersections with specific design and traffic control features that eliminate the need for traffic signals. These features include yield control of all entering traffic, channelized approaches with raised splitter islands, and geometric curvature to ensure slow travel speeds for vehicles entering into and traveling within the roundabout.

Borland Stafford Roundabout

The county expects an improvement of 30-50% in traffic throughput–handling between 3,500 to 5,000 vehicles per hour, negating the need for expensive signals and multiple turn lanes. Traffic should flow through and around most of the work, but through the summer, be prepared for occasional delays.

More information can be found here.

Who Was Linn and Why Was She More Popular Than Robin?

Ron Ares February 6th, 2008

Lewis Fields LinnActually, the fair city now known as West Linn was not named for the prized daughter of some politician or the niece of a high-powered developer.

A little history, courtesy of Wikipedia:

It was named after Senator Dr. Lewis Fields Linn of Ste. Genevieve, Missouri, who had advocated the American occupation of Oregon as a counterclaim to the British.

Major Robert Moore arrived in 1839 having been the senior member of the first attempt to create an American colony in Oregon, the Peoria Party. His title stems from his military service in the War of 1812, where he served in the Pennsylvania militia, possibly as a battlefield surgeon.

Sometime after journeying around the Willamette Valley and Columbia Basin, Moore bought title to approx. 1,000 acres (4 km²) on the west side of Willamette Falls, across the Willamette River from Oregon City, from a local Native American chief named Wanax-ha, on which he platted a town known as the “Robin’s Nest” in early 1843. He also filed a provisional claim with the then government of the Oregon Country, not knowing if his unique transaction would be honored by the eventual governing laws.

The later Territorial Legislature of Oregon voted to rename it Linn City on December 22, 1845 as a memorial to Senator Dr. Lewis Fields Linn after whom Linn County is also named. Dr. Linn was a neighbor and family friend of the Moores from their time as settlers in the early Missouri Territory.

For many years Linn City was an intense political and commercial rival to the adjacent town of Oregon City, but it suffered a series of natural and manmade setbacks, including Moore’s death in September of 1857. A great flood put an end to the pioneer settlement in November, 1861, dispersing many of the surviving family members throughout the Pacific Northwest. Decades later, however, the seminal village site was redeveloped as a locked canal and industrial complex; the descendant companies still function to this day.

The current West Linn, incorporated in 1913 and merged with the adjacent town of Willamette in 1916, includes the former townsites/developments of Bolton, Multnomah City, Sunset City, and West Oregon City.

Now you know.

Read the rest about West Linn at Wikipedia.

Time For A Little Wheelin’ and Dealin’?

Ron Ares December 21st, 2007

Apparently, one builder in West Linn thinks so.

National builder D.R. Horton is pulling out the stops for a one-day sell-a-thon to bolster their year-end numbers at the Parker Crest development in West Linn.

Here’s an excerpt from their note to buyers’ brokers:

If you are still in the market for a new home, this is the best time to purchase at Parker Crest in West Linn!

As D.R. Horton comes to the end of their first fiscal quarter, the Portland Division is holding a one day “Bring Your Best Offer” event on Saturday, December 29th, 2007. With a focus on both reducing finished inventory & starting new homes, they will be looking at all reasonable offers and are making the process incredibly easy.

On this day only, buyers simply make an appointment and submit a one page offer. While you wait at the Sales Office, the offer will be considered and within minutes either accepted, rejected or countered. You will be able to complete the negotiation process immediately. Once the offer is mutually accepted, we will set an appointment to sit down and complete a full contract! NO earnest money will be due until that time.

What type of offer will be considered? Every D.R. Horton community will feel the effects differently. Communities with finished or started homes will expect offers negotiating price (ex. Parker Lot 2: San Mateo), while those newer communities with homes yet to be built (like Parker Crest) will expect offers negotiating structural options & finish upgrades at no cost.

That being said, during this time I would not hesitate to submit ANY “reasonable offer.”

During this one-day event, the Portland Division is allowing increased flexibility when entertaining offers…more so than anytime in the past!

I am a little ambivalent about this effort, based on the recent auction in the Portland area. While other West Linn builders like Arbor, Legend, and Renaissance have offered incentives, they’ve been more protective of their pricing publicly.

Nevertheless, if you are considering a new home in the West Linn area, you apparently have unparalleled negotiation power in this development and you should take advantage of a slow market to at least check it out.

If you would like additional information, please give us a shout, and we’ll be happy to take you up to the design center, discuss your options, and walk you through the paperwork to negotiate a smooth transaction on your behalf.

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Top Flight Schools Attract Home Owners to West Linn

Ron Ares December 19th, 2007

West Linn High SchoolSomething we hear often is that the school system is a major attraction for home buyers in West Linn–and for good reason. West Linn elementary, middle and high schools are among the highest rated in the state.

We’ve compiled a list of school performance report cards by the Oregon Department of Education for the past 5 years, sorted by school below. Note how many “Exceptional” and “Strong” ratings that WL schools receive:
West Linn-Wilsonville SD 3J

  2006-2007    District Report Card
  2005-2006    District Report Card
  2004-2005    District Report Card
  2003-2004    District Report Card
  2002-2003    District Report Card

  Grade
Range
Report Card
Detail Sheet
Report Card Report Card
Rating

Arts & Technology Charter High School
  2006-2007 09-12 RC Detail Sheet Report Card Not Rated
  2005-2006 09-11 RC Detail Sheet Report Card Not Rated
 
Athey Creek Middle School
  2006-2007 06-08 RC Detail Sheet Report Card Exceptional
  2005-2006 06-08 RC Detail Sheet Report Card Exceptional
  2004-2005 06-08 RC Detail Sheet Report Card Exceptional
  2003-2004 06-08 RC Detail Sheet Report Card Exceptional
  2002-2003 06-08 Report Card Strong
 
Boeckman Creek Primary School
  2006-2007 P-05 RC Detail Sheet Report Card Strong
  2005-2006 P-05 RC Detail Sheet Report Card Strong
  2004-2005 P-05 RC Detail Sheet Report Card Strong
  2003-2004 K-05 RC Detail Sheet Report Card Strong
  2002-2003 K-05 Report Card Strong
 
Bolton Primary School
  2006-2007 P-05 RC Detail Sheet Report Card Exceptional
  2005-2006 P-05 RC Detail Sheet Report Card Exceptional
  2004-2005 P-05 RC Detail Sheet Report Card Strong
  2003-2004 K-05 RC Detail Sheet Report Card Not Rated
  2002-2003 K-03 Report Card Not Rated
 
Boones Ferry Primary School
  2006-2007 P-05 RC Detail Sheet Report Card Strong
  2005-2006 K-05 RC Detail Sheet Report Card Strong
  2004-2005 P-05 RC Detail Sheet Report Card Strong
  2003-2004 K-05 RC Detail Sheet Report Card Exceptional
  2002-2003 Report Card Not Rated
 
Cedaroak Park Primary School
  2006-2007 P-05 RC Detail Sheet Report Card Strong
  2005-2006 K-05 RC Detail Sheet Report Card Exceptional
  2004-2005 P-05 RC Detail Sheet Report Card Strong
  2003-2004 K-05 RC Detail Sheet Report Card Strong
  2002-2003 K-05 Report Card Strong
 
Inza R Wood Middle School
  2006-2007 06-08 RC Detail Sheet Report Card Strong
  2005-2006 06-08 RC Detail Sheet Report Card Satisfactory
  2004-2005 06-08 RC Detail Sheet Report Card Strong
  2003-2004 06-08 RC Detail Sheet Report Card Strong
  2002-2003 06-08 Report Card Satisfactory
 
Rosemont Ridge Middle School
  2006-2007 06-08 RC Detail Sheet Report Card Strong
  2005-2006 06-08 RC Detail Sheet Report Card Exceptional
  2004-2005 06-08 RC Detail Sheet Report Card Strong
  2003-2004 06-08 RC Detail Sheet Report Card Strong
  2002-2003 06-08 Report Card Exceptional
 
Stafford Primary School
  2006-2007 K-05 RC Detail Sheet Report Card Exceptional
  2005-2006 K-05 RC Detail Sheet Report Card Exceptional
  2004-2005 K-05 RC Detail Sheet Report Card Exceptional
  2003-2004 K-05 RC Detail Sheet Report Card Exceptional
  2002-2003 K-05 Report Card Exceptional
 
Sunset Primary School
  2006-2007 K-05 RC Detail Sheet Report Card Strong
  2005-2006 K-05 RC Detail Sheet Report Card Strong
  2004-2005 K-05 RC Detail Sheet Report Card Strong
  2003-2004 01-05 RC Detail Sheet Report Card Strong
  2002-2003 01-05 Report Card Strong
 
Three Rivers Charter School
  2006-2007 04-08 RC Detail Sheet Report Card Exceptional
  2005-2006 04-08 RC Detail Sheet Report Card Exceptional
  2004-2005 04-08 RC Detail Sheet Report Card Exceptional
  2003-2004 04-08 RC Detail Sheet Report Card Exceptional
  2002-2003 04-08 Report Card Not Rated
 
West Linn High School
  2006-2007 09-12 RC Detail Sheet Report Card Exceptional
  2005-2006 09-12 RC Detail Sheet Report Card Exceptional
  2004-2005 09-12 RC Detail Sheet Report Card Strong
  2003-2004 09-12 RC Detail Sheet Report Card Strong
  2002-2003 09-12 Report Card Strong
 
Willamette Primary School
  2006-2007 K-05 RC Detail Sheet Report Card Strong
  2005-2006 K-05 RC Detail Sheet Report Card Strong
  2004-2005 K-05 RC Detail Sheet Report Card Exceptional
  2003-2004 K-05 RC Detail Sheet Report Card Exceptional
  2002-2003 01-05 Report Card Exceptional
 
Wilsonville High School
  2006-2007 09-12 RC Detail Sheet Report Card Strong
  2005-2006 09-12 RC Detail Sheet Report Card Strong
  2004-2005 09-12 RC Detail Sheet Report Card Satisfactory
  2003-2004 09-12 RC Detail Sheet Report Card Satisfactory
  2002-2003 09-12 Report Card Satisfactory
 

Please note we left the Wilsonville schools in the list, since they are a part of the district.

The Oregonian also provides some demographic, financial, staffing, and test score information for West Linn, too.

Visit the Oregon Department of Education site for more information about scores and other districts.

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New Home Construction Booming in West Linn

Ron Ares October 31st, 2007

Renaissance Homes Rosemont PointeEveryone knows that new home construction starts are waaaaaay down across the nation.

Apparently, West Linn homebuilders did not get that memo.

Nearly 200 new home starts now underway by a handful of local builders (and one national outfit) as well as some pending land transactions will keep West Linn afloat in new homes for some time.

The map below shows the location of these new home sites. Three are located on the top of the hill off Rosemont and Parker Roads. The others can be found overlooking Tanner Basin or near the Willamette district.

Renaissance Homes is farthest along with their Rosemont Pointe project, a community of 76 homes between 2,150 and 5,200 sq. ft. Prices range from $670,000 to $1.2 million. Most homes are found on 7,000 to 15,000 sq. ft. lots, many of which are flat (rare for West Linn these days!). As expected, the finishes and designs are top-notch for a production builder. Renaissance also has an option to purchase a sizeable chunk of land between Willamette Falls Dr. and Dollar Street, but closing has been delayed for the time being.

D.R. Horton and Legend Homes have both opened up sales offices at their respective sites, which are literally side-by-side off Parker Road. D.R. Horton is a national builder that has been active in Happy Valley, Bethany, and even Sellwood. Their Parker Crest development features 11 different floorplans (including one single-level) on 31 home sites, priced from $510,000 to $705,000 for 2,420 to 4,223 sq. ft. Lots here range from 7,000 to 10,000 sq. ft.

Legend Homes, a local builder, has opened its sales office at Maxfield, featuring 42 home sites, and Legend is featuring a large number of master-on-the-main floorplans. Prices range from $546,000 to $645,000 for base models. Thirteen floorplans from 2,040 to 3,500 sq. ft. are available.

Arbor Homes opened its sales office for Arbor Cove on Willamette Falls Drive last week. Around 70 homes will be built on this former mobile home park, starting at $395,000 and ranging up to $560,000 in their first phase. Owners can choose between cottage-style homes (smaller floorplans and prices) or full-size homes up to 2,900+ sq. ft. This site is walking distance from Fields Park along the Tualatin River. Homes here are 6 months from completion, and some sites have already sold.

ICON Construction is building its second phase of homes in the Willamette district at Fields Park II. Homes here range from $679,000 to $729,000. They are also breaking ground on Douglas Park, up the hill off Salamo Rd. in Tanner Basin, where you can find 32 homes between 2,500 and 3,500 sq. ft. on 7,000 sq. ft. lots.

There are also a number of custom builders providing smaller development, infill homes throughout West Linn, but they are too numerous to highlight here.

Note, too, that the prices provided by the builders do not include lot premiums (additional charges for bigger or well-positioned lots) or the inevitable lighting, flooring, paint, and kitchen upgrades to you will likely want.

If you are in the market for a new home and want experienced representation and advice, Jody or I can guide you through the process of choosing a site, home plan, upgrades, the builder’s sales contract, and escrow. Just call us at (503) 557-9299. Our services give you a local agent advocate at no additional cost.

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A Birds-Eye View of West Linn Development Over Time

Ron Ares August 21st, 2007

Real estate junkies like me, will appreciate this view of West Linn and its historical reference for home construction.

Developed by online real estate listings site Trulia, this new application, called Hindsight plots a sampling of an area’s home construction dates on top of a Microsoft Virtual Earth map. A timeline automatically starts scrolling from around the turn of the 20th century and as homes were built over time, they ‘bloom’ on the map.

Here is a view of the West Linn timeline:
Trulia Hindsight
The screen image shown above doesn’t do it justice. Click on the image or here to see it in its full glory.

As you might expect, the Willamette, Sunset, and Bolton neighborhoods are the first to appear on the map, but the bulk of West Linn home building took place after the ’70’s–with a healthy boom in the 1990’s.

The best way to view this is to stare at the middle of the screen and let your peripheral vision absorb the data as the timeline scrolls. Zoom in for a little more detail, or zoom out to see the Portland metropolitan area.

How helpful is this? If you’re not from West Linn or familiar with the area, you can pause, then slowly advance the scrollbar on the timeline to see where the homes of vintage construction have been built or where newer homes can be found.

Link to Trulia Hindsight.

If nothing else, it’s fun….this coming from a real estate/mapping junkie :)

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Commute Times in West Linn

Ron Ares May 10th, 2007

TrafficMany residents choose the West Linn area to live because of the school districts, neighborhood dynamics, housing choices, and attractive natural surroundings.

But daily commuting to work or other common destinations can be another critical factor. West Linn is fortunate to have a couple major routes in and out of town (Highway 43 and I-205), but just like other Portland-area suburbs, can suffer from congestion spots during rush hour traffic.

If daily drives are an important criteria for your decision to move to or live in West Linn, here is a sample of miles and driving time, courtesy of Google Maps. Note: they are not adjusted for rush hour traffic loads:

Destination Miles Minutes
Lake Oswego 5 11
Oregon City 6 14
Tualatin 9 14
Clackamas 9 15
Tigard 9 22
Portland (Downtown) 11 23
Wilsonville 13 17
Sherwood 14 22
Beaverton 17 26
Vancouver, WA 19 33
Gresham 22 35
Portland (Airport) 22 31
Hillsboro 27 47
Salem 45 54
Timberline Lodge 52 1hr, 16min
Cannon Beach 91 1hr, 54min
Bend 172 3hr, 29min
Seattle, WA 189 3hr, 7min

Note: All starting destinations begin in the Hidden Springs/Rosemont Rd. area, which is roughly the most central point for the majority of West Linn residents. The ending point is generically where Google chooses for that particular city.

The Path of Progress Leaves a Wake

Ron Ares April 27th, 2007

Willamette CoveIn at least a couple areas of the Willamette neighborhood, you’d think they had been left in the wake of a Katrina-like storm or perhaps were targets of shock-and-awe bombing runs.

Take a spin past the former sites of the Willamette Cove manufactured home park (Willamette Falls Dr.) and the Willamette Marketplace shopping center (off 10th Street). Both sites have been demolished in preparation for new development. In the case of the Marketplace, new Legacy Health System physician offices and retail space are in the offing.

In a less-than-popular move, the Willamette Cove site was shut down in 2006, displacing dozens of senior citizen manufactured home residents. The battle over the development of the site pitted residents and sympathetic neighbors against the home park owner and those that saw a higher economic use for the land.

In the end, the owner paid each resident $8,500 for relocation costs. At last check, plans for a 71 single-family home development had been approved.

Despite the approvals by the city planners, some residents are concerned about the lack of long-term planning and the increased traffic flow around 10th Street and Willamette Falls Drive.

The tenants are gone. The buildings are gone. New life will soon spring from these sites. For now, you can watch the process of concrete being reborn as gravel.

Willamette Marketplace
Willamette Marketplace
Willamette Marketplace
Willamette Marketplace
Willamette Marketplace

Willamette Cove
Willamette Cove
Willamette Cove

News stories about each project:
Willamette Marketplace: wins appeal
Willamette Cove: plans approved

Central Village Invigorates Bolton Neighborhood

Jody McLeod April 17th, 2007

Central Village Bolton West Linn, ORLove the thought of living in a neighborhood where you can walk to have a cup of coffee, go to the post office, the library, or even the grocery store? A neighborhood where you have a place to actually meet and get to know your neighbors? The Central Village located in West Linn’s Bolton neighborhood has all that and more. What began as an out-dated shopping center located on Willamette Drive (between Garden and Burns Streets) has been revamped and expanded to an eye-pleasing place to be.

The biggest change is the addition of the new grocery store, Market of Choice. Not only does it have interesting products you might not find elsewhere, it also has a top-of-the-line deli and a community meeting room local residents can use for free. Here is a recent article from the West Linn Tidings about the new market.

Market of Choice West Linn, ORIn addition to the market, there are several new stores joining previous residents Starbucks, Fit for Life Exercise Center, Advanced Dental Arts, and Hair Unlimited. Businesses such as Cold Stone Creamery, Bone-Jour (Gourmet Doggie Bakery/Boutique), Sofa Table Chair, Wishing Well Floral and Gifts, Booster, Edible Arrangements, Tan Rio, Sierk Orthodontics, Taco Del Mar and Quiznos Subs have already jumped on board, and it seems there are more to come. Several of the empty spaces already have signs saying LEASED in the windows. It will be exciting to see who moves in next.

Central Village Starbucks West Linn, OR

West Linn is just one of the many cities that are adapting this “neighborhood gathering-place concept”; not only a place to live, but to feel connected to your community. Bolton was already a great neighborhood with its turn-of-the century homes, proximity to schools and neighborhood parks, and with the addition of Central Village, I think it will be an even more desirable place to call home.

Excellent Schools Draw Families to West Linn

Jody McLeod April 12th, 2007

What tops a home-buyer’s priority list when purchasing a new home? Price? Crime statistics? Square footage? For many families, schools can be a deciding factor.

It was for my family. In addition to liking the area, we moved to West Linn because of the school district’s reputation. And we haven’t been disappointed; my kids have had great instructors who genuinely care about their students and an administration that has been responsive to our questions or concerns.

West Linn, OR schools

West Linn schools are part of the West Linn-Wilsonville School District. Here are maps of the district boundaries. (In case you are wondering, Wilsonville is a city just south of West Linn.)

West Linn Schools include the following:

Primary Schools
Willamette Primary
Bolton Primary
Sunset Primary
Cedaroak Primary

Stafford Primary

Middle Schools

Athey Creek Middle School
Rosemont Ridge Middle School

High School
West Linn High School

Other Schools in District
Three Rivers Charter School
Arts and Technology High School (Although located in Wilsonville, West Linn students may transfer here if they have openings).

Private Schools
Sun Garden Montessori
Columbia Academy
Montessori School of West Linn (no web site, phone 503-636-2195)
West Linn Montessori School (no web site, phone 503-656-8911)

District Report Card
Click here for West Linn-Wilsonville school district report cards going back several years.

Some Fun Facts about the District:

  • The total student membership for the West Linn-Wilsonville School District was 8,104 students at the start of the 2005-06 school year.
  • The state funding allocation was $5,319.00 per student for the 2003-04 school year.
  • The district has 412 teachers. (For reporting purposes, two half time teachers are counted as one full time teacher.)
  • Wilsonville High led the state in percentage of CIM Completers with 66% and West Linn High was second with 56%.
  • There were 9 valedictorians and 5 National Merit Scholars last year. West Linn High had 7 Commended Scholars.

Posted by: Jody

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