City of Lake Oswego · November 3, 2026

Portland City Council, City Council

6
Candidates: 4
Seats: Vote for up to four
Method: Nov 3
Due 8 p.m.

Our readingDraft

Six candidates for four seats with different term lengths. Compare how each would meet state housing requirements, hold infrastructure costs, keep neighborhood character and widen access to city services.

6 candidates, A–Z. Tap any position to read the sentence, how they would deliver it, and the source.

6 more choices, below6 more choices

Where each candidate stands on four issues, in our short reading of their statements. Each position is a button; activate it to read the sentence, how they would deliver it, and the source. Candidates appear alphabetically.
Candidate	5 of 6 documented	4 of 6 documented	5 of 6 documented	6 of 6 documented
Bryan GuineyHUD Oregon field-office director	Homes	Safety	Money	Streets
Heather RamseyExecutive coach and local chamber-board chair	Homes	Safety	Money	Streets
Neil TunmoreRetired Intel executive	Homes	Safety	Money	Streets
Patrick WalshNonprofit executive, library board chair	Homes	Safety	Money	Streets
Peren TiemannLaw clerk; city advisory-board chair	Homes	Safety	Money	Streets
Suzanne MilesAttorney; former federal prosecutor	Homes	Safety	Money	Streets

What this office decides right now

What’s at stake

Lake Oswego’s council of six councilors and a mayor adopts a two-year budget ($461,661,974 for 2025–27), sets sewer, water and street fees, writes the housing and tree codes the state now requires, and sits as the redevelopment agency board for downtown projects. The four seats filled this November will set the sewer rate for a $370 million treatment plant, decide the library’s site, and answer a state housing target 2.5 times the last one.

Each of this office’s 6 live choices is a board below, with every candidate’s stated position or the gap.

$370 million sewer plant
Jacobs’ final offer to design, build and operate the new wastewater plant is a fixed $369,621,065 plus a $15 million owner’s account and $5.06 million a year to run it, financed with a $123.5 million federal loan and bonds. Paying for it means either a one-time 28% sewer increase in July 2027 or 8% a year for a decade on a typical $96.83 monthly bill; construction starts December 2026 and finishes in 2031.
Fire station bond passed
Voters approved Measure 3-635 on May 19, 2026, 10,179 to 4,636 (68.71%): a $20.6 million bond to rebuild the South Shore fire station at about $0.19 per $1,000 of assessed value, roughly $114 a year on a $600,000 home. The council sells the bonds in December 2026 and oversees construction.
Housing target 2.5×
The state’s 2026 allocation asks Lake Oswego to plan for 4,850 homes over 20 years, against 1,968 in its 2023 analysis; the 2025 allocation included 1,009 units for households earning up to 30% of area median income and a six-year production target of 1,794. A progress report is due to the state by the end of 2027.
Library decision
The 1983 library is 27,100 square feet on 1.1 acres, 23% smaller than voters approved in 1974, and needs about $10 million in repairs. Staff’s target is 50,000–70,000 square feet on 2.5–3.5 acres, prioritizing the west side; the site decision runs into 2027 and building it would take a bond vote.
Two-year budget
The 2025–27 budget totals $461,661,974; the general fund’s $206.9 million holds $22.1 million in contingency and a $12.1 million unappropriated ending balance under a policy of reserving 30% of operating costs, makes no contribution to the capital reserve this biennium because excess funds went to the recreation center, and transfers $3 million a year to the street fund for a $4 million paving program.
New city manager
Denzel Maxwell starts as city manager October 5, 2026 under Resolution 26-47, after Martha Bennett’s February 2026 separation and seven months with a pro tem manager; the new council inherits the wastewater contract, the library and the code audit with an administration weeks old.

Where they stand · six more choices

Six choices the City of Lake Oswego faces

One question at a time: every candidate’s answer, A–Z, with its source. Open all to see who has said nothing about what.

Sewer plant ratesRaise sewer bills 28% at once in July 2027, or 8% a year for ten years, to pay for the $370 million wastewater plant?3 of 6 on recordNot found: Heather Ramsey, Peren Tiemann, Suzanne Miles

On September 1, 2026 the council reviewed Jacobs’ final offer to design, build and run the new plant: a fixed price of $369,621,065 plus a $15 million owner’s account, with a $123.5 million federal WIFIA loan secured in 2025. Staff’s model needs either a one-time 28% sewer increase on July 1, 2027 or 8% a year for ten years on a typical $96.83 monthly bill; rates are to be set in October and construction starts in December 2026.

Bryan GuineyHUD Oregon field-office director
Plant a sound investment
Said: What they said
Points to the new wastewater plant as an example of a long-term project with benefits and says the city has little deferred maintenance; whether to raise sewer bills 28% at once or 8% a year is unsaid.
On the topic; the exact choice is unsaid. Our paraphrase.
Heather RamseyExecutive coach and local chamber-board chair
Not found
Nothing on this exact choice in the sources we reviewed; a research gap, not a position.
Neil TunmoreRetired Intel executive
Plant on budget
Said: What they said
Names the sewer treatment facility among the projects he would manage so they land on budget and on time; whether to raise sewer bills 28% at once or 8% a year is unsaid.
On the topic; the exact choice is unsaid. Our paraphrase.
Patrick WalshNonprofit executive, library board chair
Invest, explain fees
Said: What they said
Would invest in roads, water systems, wastewater and emergency services and give clear explanations for every fee, bond and levy; whether to raise sewer bills 28% at once or 8% a year is unsaid.
On the topic; the exact choice is unsaid. Our paraphrase.
Peren TiemannLaw clerk; city advisory-board chair
Not found
Nothing on this exact choice in the sources we reviewed; a research gap, not a position.
Suzanne MilesAttorney; former federal prosecutor
Not found
Nothing on this exact choice in the sources we reviewed; a research gap, not a position.

New libraryBuild a new 50,000–70,000-square-foot library on a larger west-side site and sell the current one, or repair the 1983 building?5 of 6 on recordNot found: Bryan Guiney

The council’s 2026 goal is an expanded, modern library on the west side with urban-renewal funding; on July 21, 2026 it adopted site criteria and created a task force. Staff’s study calls for 50,000–70,000 square feet on 2.5–3.5 acres; the current 27,100-square-foot library on 1.1 acres needs about $10 million in repairs by a 2024 estimate. A bond vote would be needed, and the site decision runs into 2027.

Bryan GuineyHUD Oregon field-office director
Not found
Nothing on this exact choice in the sources we reviewed; a research gap, not a position.
Heather RamseyExecutive coach and local chamber-board chair
Community-driven library vision
Said: What they said
Would guide fiscally responsible, sustainable, community-driven visions for the Foothills, the library and other major efforts; a new site versus repair is unsaid.
On the topic; the exact choice is unsaid. Our paraphrase.
Neil TunmoreRetired Intel executive
Library on budget
Said: What they said
Names “the new library” among the projects to keep on budget and on time; a larger site versus repair is unsaid.
On the topic; the exact choice is unsaid. Our paraphrase.
Patrick WalshNonprofit executive, library board chair
New library, larger site
What they did
As library board chair told the council January 20, 2026 that a new library on a larger site in a better location is needed; his campaign says re-imagining the library fosters local innovation. Selling the current site is unsaid.
A recorded action; our summary of the official record.
Peren TiemannLaw clerk; city advisory-board chair
Library as third space
Said: What they said
Says that as opportunities like a new library come into view the city should prioritize spaces where people gather, and wants longer library hours; site versus repair is unsaid.
On the topic; the exact choice is unsaid. Our paraphrase.
Suzanne MilesAttorney; former federal prosecutor
Library a priority
Said: What they said
Told the council at her May 28, 2026 vacancy interview that the library planning process and the tree-code rewrite were of particular interest to her; whether to build new on a larger site or repair is unsaid.
On the topic; the exact choice is unsaid. Our paraphrase.

State housing targetWhere should Lake Oswego put the 4,850 homes the state now expects: rezoned office land like Kruse Way and Foothills, or also inside single-family neighborhoods?5 of 6 on recordNot found: Suzanne Miles

The state told the city in December 2025 that its 2026 housing allocation is 4,850 units over 20 years, about 2.5 times the 1,968 in the city’s 2023 analysis, with a progress report due by the end of 2027. Council policy since September 2025 is to rezone commercial land, not neighborhoods; Ordinance 2971 (February 17, 2026) rezoned 12.87 acres on Kruse Way for high-density housing and is under appeal, and the code audit’s amendments reach the next council in 2027–28.

Bryan GuineyHUD Oregon field-office director
Rezone offices, not neighborhoods
What they did
Says density belongs in centers and corridors, “not imposed uniformly across established neighborhoods,” and backs reuse of struggling office land; as a planning commissioner voted December 8, 2025 to recommend the Kruse Way office-to-housing rezoning, 7–0.
A recorded action; our summary of the official record.
Heather RamseyExecutive coach and local chamber-board chair
Balance mandates, character
Said: What they said
Would balance state housing mandates with local needs while preserving the community’s character; where the 4,850 homes should go is unsaid.
On the topic; the exact choice is unsaid. Our paraphrase.
Neil TunmoreRetired Intel executive
Salem oversteps, local standards
Said: What they said
Says Salem oversteps with housing mandates and the city should manage the state’s orders to conform to Lake Oswego’s building standards and keep neighborhood character; which land takes the 4,850 homes is unsaid.
On the topic; the exact choice is unsaid. Our paraphrase.
Patrick WalshNonprofit executive, library board chair
Homes where infrastructure is
Said: What they said
Says the city must comply with state housing law but “how we comply matters”: direct new homes to areas with existing infrastructure and services, with design standards and tree preservation, and make sure the basics are solid before expanding density.
Our paraphrase of the candidate’s statement.
Peren TiemannLaw clerk; city advisory-board chair
More affordable options
Said: What they said
Wants more housing for lower-wage earners, renters, seniors and first-time buyers through subsidies, rental assistance and incentives; where the 4,850 homes should go is unsaid.
On the topic; the exact choice is unsaid. Our paraphrase.
Suzanne MilesAttorney; former federal prosecutor
Not found
Nothing on this exact choice in the sources we reviewed; a research gap, not a position.

Tree code feeKeep the new rule that new homes retain 45% of large trees or pay $300–$400 an inch?2 of 6 on recordOn record: Bryan Guiney, Patrick Walsh

To meet the state’s requirement for clear and objective housing standards (HB 2138), the council enacted Ordinances 2974 and 2978 on September 1, 2026: new dwellings and lots must keep 45% of trees over 15 inches in diameter or pay a deficit fee. On September 15 Resolution 26-34 set the fee at $300 an inch for a deficit up to six inches and $400 beyond, with affordable housing exempt. Who pays to remove dead trees was postponed.

Bryan GuineyHUD Oregon field-office director
Voted for tree rules
What they did
As a planning commissioner voted June 8 and June 22, 2026 to recommend the clear-and-objective tree rules, saying he did not want the city drawn into neighborhood disputes over dead trees; the fee amounts set in September are unsaid.
A recorded action; our summary of the official record.
Heather RamseyExecutive coach and local chamber-board chair
Not found
Nothing on this exact choice in the sources we reviewed; a research gap, not a position.
Neil TunmoreRetired Intel executive
Not found
Nothing on this exact choice in the sources we reviewed; a research gap, not a position.
Patrick WalshNonprofit executive, library board chair
Strong canopy protections
Said: What they said
Wants strong tree-canopy and urban-forestry protections and tree preservation with new housing; the 45% rule and the per-inch fee are unsaid.
On the topic; the exact choice is unsaid. Our paraphrase.
Peren TiemannLaw clerk; city advisory-board chair
Not found
Nothing on this exact choice in the sources we reviewed; a research gap, not a position.
Suzanne MilesAttorney; former federal prosecutor
Not found
Nothing on this exact choice in the sources we reviewed; a research gap, not a position.

North Anchor hotelGive the North Anchor developer until March 2027 to finance an 88-room hotel, or pivot that downtown parcel to another use?2 of 6 on recordOn record: Bryan Guiney, Neil Tunmore

Sitting as the redevelopment agency board, the council approved the sixth amendment to the North Anchor agreement on June 2, 2026: the developer must show financing for the 88-room hotel or present alternative uses by December 30, 2026, and the agency may end its rights to that parcel if there is no agreement by March 1, 2027; demolition for the 66-apartment building must begin by December 31, 2026. It is the fifth delay in six years.

Bryan GuineyHUD Oregon field-office director
Move North Anchor forward
Said: What they said
Wants major projects including North Anchor and Foothills to move forward; whether to hold the developer to the March 2027 hotel deadline or pivot the parcel is unsaid.
On the topic; the exact choice is unsaid. Our paraphrase.
Heather RamseyExecutive coach and local chamber-board chair
Not found
Nothing on this exact choice in the sources we reviewed; a research gap, not a position.
Neil TunmoreRetired Intel executive
North Anchor on budget
Said: What they said
Names North Anchor among the projects to keep on budget and on time; the hotel deadline is unsaid.
On the topic; the exact choice is unsaid. Our paraphrase.
Patrick WalshNonprofit executive, library board chair
Not found
Nothing on this exact choice in the sources we reviewed; a research gap, not a position.
Peren TiemannLaw clerk; city advisory-board chair
Not found
Nothing on this exact choice in the sources we reviewed; a research gap, not a position.
Suzanne MilesAttorney; former federal prosecutor
Not found
Nothing on this exact choice in the sources we reviewed; a research gap, not a position.

School pathwaysFund the next five school-pathway projects, about $3.75–4.5 million, including two the First Addition neighborhood opposed?4 of 6 on recordNot found: Heather Ramsey, Suzanne Miles

The 50% street-maintenance-fee increase of July 2023 yields nearly $1.5 million a year for pedestrian projects, and $8 million has been spent in six years. On August 4, 2026 staff recommended five projects for the 2027–29 capital plan: Quarry, Sunningdale, 10th Street, Bryant Road and Westlake Drive, of which Sunningdale and 10th were not supported by the First Addition neighborhood association. The next council adopts that plan in spring 2027.

Bryan GuineyHUD Oregon field-office director
Sidewalks on thoroughfares
Said: What they said
Says many of the city’s large thoroughfares lack sidewalks, which directly affects how children get to school, and would invest in mobility and connectivity; the five recommended projects are unsaid.
On the topic; the exact choice is unsaid. Our paraphrase.
Heather RamseyExecutive coach and local chamber-board chair
Not found
Nothing on this exact choice in the sources we reviewed; a research gap, not a position.
Neil TunmoreRetired Intel executive
Safer school walks
Said: What they said
Would keep identifying pathways and intersections around schools to create safer ways to walk; the five recommended projects are unsaid.
On the topic; the exact choice is unsaid. Our paraphrase.
Patrick WalshNonprofit executive, library board chair
Safe routes every school
Said: What they said
Would prioritize sidewalks, safe crosswalks, traffic calming and bike pathways around every Lake Oswego school; the five recommended projects, including the two First Addition opposed, are unsaid.
On the topic; the exact choice is unsaid. Our paraphrase.
Peren TiemannLaw clerk; city advisory-board chair
Build pathways, enforce
Said: What they said
Would keep expanding bike access, building pathways and enforcing crosswalk laws and speed limits, tracking collision data; the five recommended projects are unsaid.
On the topic; the exact choice is unsaid. Our paraphrase.
Suzanne MilesAttorney; former federal prosecutor
Not found
Nothing on this exact choice in the sources we reviewed; a research gap, not a position.

About this race

How to vote

You vote for up to four candidates for four seats; the top three receive four-year terms and the fourth a two-year term. How it works

Ballots mail Oct 14 · return by 8 p.m. Nov 3

What this office can do

The mayor and council set city policy, adopt the budget and oversee the city manager. One member cannot enact a proposal alone. Schools, transit and county health services involve separate governing bodies.

How this list was made

Same questions for everyone, A–Z. Each chip is our short reading of a sourced statement; we do not endorse, rank or score.

Reviewed September 18, 2026 · lines 2026-09-19.1 · AI-assisted, human review pending

Terms explained

Amendment: A proposed change to a measure before the final vote. Voting for an amendment is not the same as voting for the whole measure.
Supplemental budget: A mid-year change to the city budget after the main budget is adopted.
Appropriation: Permission to spend money on something. It does not mean the money has been spent or the result achieved.
PCEF: The Portland Clean Energy Fund: a tax on large retailers that pays for climate projects. Council has debated using its interest for other services.
Term sheet: Starting terms for a negotiation. Approving one is not a final contract.
Social housing: Housing owned by the public or a nonprofit and rented at controlled prices.
CEI Hub: The fuel-storage area along the Willamette in Northwest Portland, where Zenith Energy operates.
Ranked choice: You rank candidates in order. If your first choice is eliminated or already elected, your vote counts toward your next choice.