Appendices Land development actions archive? Information from old web-site, 1987 plan? Inventory data
DRAFT FOR COMMITTEE REVIEW
2. Land Use/Urban Design
Summary The land use plan for Sullivan’s Gulch mirrors the City’s adopted plan designations and zoning for the neighborhood. There are several blocks in the west end, the Gulch, and on the north side of NE Weidler where the plan designation allows for a different zoning than currently is shown on the City zoning map. These properties are highlighted on the map on the next page.
There are three overarching land use/urban design issues, reviewed below, that the neighborhood confronts. Left unresolved, these issues threaten our ability to deliver affordable housing and sustain social justice/equity for residents, to reduce reliance on automobiles that underpins climate action goals, and to enhance livability by making more creative use of public spaces and possibly adding to public land.
Urban Design Issues
Non-conforming Uses East of NE 21st Avenue there are many multi-family properties that do not conform to the R-2.5 single-family zoning. These properties were developed prior to 1987 when the zoning allowed multi-family throughout the neighborhood. The neighborhood seeks to work with the City to find a solution to this non-conforming use problem so that these properties, which provide some of the neighborhood’s most affordable housing, do not fall into disrepair.
Safe, Affordable, and Convenient Alternatives to Driving Sullivan’s Gulch is well served by commercial retail and employment centers. The Lloyd District to the south is a regional retail service district. NE Broadway serves as a ‘Main Street’ retail service and entertainment district. East of NE 28th Avenue is mixed-use neighborhood shopping district that includes two full-service grocery stores, a variety department store, and retail services. The neighborhood’s proximity to these three service districts makes Sullivan’s Gulch one of the most walkable in the City. Most trips in the neighborhood can be made without driving. Steps need to be taken, however, to ensure easy access to these centers for residents that do not want to drive. Lighting needs to be improved so that residents feel safe walking to destinations after dark. Many sidewalks are more than a century old and are in need of repair. Incentives could be put in place to make using transit, car share, car rental, bike share, and delivery services more convenient than driving.
Design Compatibility Sullivan’s Gulch is not an auto-centric place. The neighborhood was platted before there were cars. Carriage rings are still visible on most curbs in the neighborhood. The street infrastructure was designed with walking in mind. The neighborhood seeks to work with the City to develop design guidelines for new development to incentivize infill and redevelopment that is in character with our roots. The concern is less with adhering to earlier architectural styles and more toward design that emphasizes building with an orientation to the pedestrian. New buildings should mirror the height and setback of adjacent structures. The use of porches, stoops, and balconies is encouraged. External walls should support roof elements to make redevelopment of structures easier.
Develop a legal framework for owners of non-conforming land uses in the R-2.5 zone to remain or be compensated for a loss in density when these properties redevelop. – Seek City participation to form a work group that engages property owners and housing development interests to find a solution to the myriad non-conforming uses east of NE 21st Avenue. Analyze the feasibility of density transfers within the neighborhood to minimize loss of housing opportunities.
Invest in alternative modal infrastructure and services so that Sullivan’s Gulch may become a Portland neighborhood with very low automobile ownership. – Form a work group to investigate incentives for transit, bike share, car share, taxi, and other alternative transportation service options.
Develop direct safe access to neighborhood services destinations for non-auto users. – Work with the Bureau of Transportation to implement City policies and invest in pedestrian safety enhancements with an emphasis on routes to neighborhood service districts. Priorities are listed in the Plan’s Transportation chapter. – Work with the Bureau of Transportation to establish financing options for addressing sidewalk safety and pedestrian lighting needs.
Develop voluntary design guidelines for new development in order to encourage design that supports and strengthens pedestrian-scale infill and redevelopment. – Form a work group within the SGNA-LUTC to investigate design guidelines for use by the LUTC when reviewing development applications and by development interests in designing projects.
Reduce non-conforming uses east of NE 21st Avenue by 50% through a combination of regulatory amendments and redevelopment incentives.