Ordinance 3769-20 - Laserfiche WebLink

ERC Narrative Statement(7) institutional uses through Special Property Use permits at the east subject properties and at a church institutional use north of the subject properties. Until the mid-1960s the subject properties were part of an uninterrupted stretch of single family homes. (See Exhibits A and B, 1955 Sandborn Maps). This area,the Riverside neighborhood, was established in the 1890s and thrived through the early 20th century. Construction of the 1-5 corridor in the 1960s created a large physical barrier that cut the neighborhood into two distinct parts. (See Exhibit A, Riverside Neighborhood Map, 2020). The west subject properties were directly affected by construction of the interstate. All four development sites in the west subject properties directly abut I-5. Two of these sites were in the path of I-5. Portions of these two sites were acquired by the state through eminent domain. As a result, these two sites became non-conforming according to the land use code. The proximity to I-5 also rendered the west subject properties much less hospitable to single family use due to traffic noise and the visual impact of the interstate structure. In the 1970s,The City approved a Special Property Use permit for Kingdom Hall, an institutional church use located at 2530 Harrison Avenue north of the east subject properties. In 1972,the City also approved a Special Property Use permit for Evergreen Manor, an institutional use for recovery services, located at the east subject properties. In 1980s and 1990s,the City approved four expansions of Evergreen Manor's SPU to improve and expand its services. Evergreen Manor is now known as Evergreen Recovery Centers. These unique circumstances, in conjunction with long-standing commercial zoning south of the site, make the subject properties more suited to commercial and institutional uses. I-5 is a looming presence to the north and west. The institutional uses at Kingdom Hall and Evergreen Recovery Centers serve as a buffer to the more intact portions of the Riverside neighborhood starting along Harrison and north of 26th Avenue. The proposed land use designation would better align zoning at the subject properties with current uses and context. It would also do so in a way that would not impact nearby single family uses. 3) Are the assumptions on which the land use designation of the subject property is based erroneous, or is new information available which was not considered at the time the Land Use Element was adopted that justify a change to the land use designation? If so, the erroneous assumptions or new information should be described in detail to enable the Planning Commission and City Council to find that the land use designation should be changed. Response: No,the assumptions were not erroneous. However, to the applicant, it appears that conditions at the subject properties are more granular and specific than City-wide zoning could account for. Based on a review of the City's zoning map,there do not appear to be any other instances along the I-5 corridor where single family zoning is "landlocked" by the 1-5 corridor and commercial and institutional uses. The