SGNA Land Use Committee Recommendation to the SGNA Board
regarding the Albina Rezoning and Comprehensive Plan Change

The SGNA Land Use committee met on December 30. Present were Jane Williams, Andre DeBar, Nancy Sullivan and Lynne Coward. Peyton Snead had commented by e-mail and both Pat Swenson and Tobbe Henby talked by phone.

The purpose of the meeting was to determine where we stand as we approach the meeting on January 13 with Don Milliken and the first hearing in the City on January 22nd. Those present agreed on the following:

That the comprehensive plan and zoning changes proposed by Albina are appropriate given the evolving urban patterns in our neighborhood and along its borders. Sullivan's Gulch, located close in and around major transit corridors, is prime for new mixed-use projects. The Albina team has listened to our early requests and responded by abandoning the EX zone for the RX and the CS and placing a "d" over the entire site.

As we move into the first hearing the following concerns need further consideration:

The amount of development should be related --"in concurrence"--with the provision of traffic mitigation devices and the development of additional alternative transportation modes. An additional MAX stop and and a spur of the Broadway streetcar (running to Hollywood) come to mind. We accept that some degree of congestion will be needed to encourage the development of these modes and to motivate drivers to seek alternatives. A formula for concurrency should be included in the zone change as a condition-- with development ratcheting increased alternatives.

Of immediate concern is the ability of vehicles from the Albina site to make a left turn exit onto Broadway. Without a signal at 32nd, many will choose to travel down Weidler to exit at the lights at 30th or 28th. Such a situation most probably would decrease the value of these properties for residential use and leave them isolated.

It is very important that the City look to further redevelopment within the large "block" bounded by 28th and 33rd--extending from Broadway to the Banfield. This block has great potential if seen as a whole and the interests of all parties are taken together.

The proposed rezoning and redevelopment should also give ample consideration to the nature of future development from 28th to 33rd south of Broadway to the Banfield. The Fred Meyer and Self-Storage sites can easily be considered
a 'land-bank' that will eventually be developed more intensively, including the possibility of multi-story, mixed-use development. Planning for additional traffic routes through this area will be critical to the success of any future redevelopment. In particular, a connection extending 32nd Avenue southwest to 28th Avenue will likely be needed. The current Albina proposal should prepare for this and other possible new transportation opportunities.