ALBINA FUEL COMPANY

SGNA Position

At the January 14 Board meeting, the SGNA adopted the following position with regard to the Albina Fuel Company proposal to rezone the site for a mixed-use development.  The Hearing Examiner will hear the case on January 22, and take testimony from the City, Sullivan's Gulch, and other interested parties.

This position was adopted after considerable input from the public over the past two years, and most recently at a public presentation on January 13 by the proposed developer (Milliken) and Peter Fry, their local land-use planner.  The proposal from the SGNA Land Use Committee, and testimony from residents can also be viewed.

Sullivan’s Gulch Neighborhood Association
Position on Albina Fuel Comprehensive Plan and Zone Change

Sullivan’s Gulch, located close in and around major transit corridors, is prime for mixed use projects. The Albina team has listened to our early requests and responded by abandoning the EX employment zone for RX residential zone. To protect and continue the character of Broadway they have requested CS storefront commercial along the Broadway frontage. A design overlay is placed over the entire site.

The neighborhood is extremely concerned about the impact of the increases in traffic resulting from the development of this property. Therefore, we have agreed that the comprehensive plan and zoning changes proposed by Albina are appropriate on the condition that the negative traffic impact on Weidler between 28th and 32nd Avenues be reduced to such an extent that the livability of this area is preserved.

These concerns should be considered in the context of the impact on the surrounding streets and neighborhoods. Possible mitigations might include such actions as creation of a new access through the Gulch, creation of access to the east, a light rail stop, a spur of the Broadway Streetcar, and redesign of the intersection at 33rd and Broadway.

The amount of development should be related -- "in concurrence" -- with the provision of traffic mitigation devices commute trip reduction strategies, and the development of additional alternative transportation modes. We accept that some degree of additional traffic is inevitable and may 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.

The concerns of the residents of Weidler discussed above include a range of issues. Of particular concern is the ability of vehicles exiting 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, seriously impacting the residents along this neighborhood street. Such a situation most probably would decrease the value of these properties for residential use and leave them isolated.

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. Planning for additional traffic routes through this area will be critical to the success of any future redevelopment. The current Albina proposal should prepare for this and other possible new transportation opportunities.

This document reflects the united opinion of the Sullivan’s Gulch Neighborhood Association, including residents of Weidler Street east of 28th Avenue.