Neighborhood Number Five –
West Orchards
This neighborhood extends from the Bryden Canyon Golf Course eastward to 10th Street and from 25th Avenue and the north line of the Village Green PUD south to the City limits.
Figure 1: Map of Neighborhood Five - West Orchards
a. Residential
Land Use
Of the 3,486 residential units in the neighborhood in 1990, 63.2 percent were owner occupied and 36.8% were rentals. The population of this neighborhood in 1990 was 7,672.
Intermixed with the residential units in this neighborhood are residual animal rights, a legacy from the early days of the Orchards.
Within this neighborhood, every housing type found in the City of Lewiston is located, from older manufactured home parks to newer high end homes, new and older multi-family projects, senior housing developments of various types and both site built and manufactured single family homes. This neighborhood is the most densely developed in the Orchards and generally meets or exceeds four units per acre.
b. Commercial
Land Use
There are major commercial uses located within this neighborhood, most notable are Wal Mart store and the ShopKo shopping center, both significant regional magnets. The area at the southeast corner of Thain and Stewart Avenue is developing into a small shopping center to meet many of the needs of Orchards residents. Other “big box” retailers are locating on property accessing Thain Grade at signalized intersections. Other businesses on Thain Road tend to be those that serve the day to day needs of local residents.
Outside of the Thain Road corridor, commercial development is located on Bryden Avenue at and near the South Gate Plaza Shopping Center, now an employment center with Regence Blue Shield as the major tenant, and small centers at 5th Street and Preston Avenue. There are also a number of home occupations in the area.
c. Industrial
Land Use
Light industrial uses are located within the South Port Industrial Park on South Port Drive.
d. Public
Land Use
Public ownership of land is significant within this neighborhood. The Lewiston Nez Perce County Regional Airport, with 840 acres of land, is the largest single ownership in this neighborhood. The airport includes a number of related commercial uses operated on a lease basis. Hathaway Field and Airport Park are also located on Airport property. The Federal Aviation Administration (FAA) operates the control tower at the Airport.
The City of Lewiston owns a number of water storage tanks and pumping stations in this neighborhood, as well as operates the solid waste transfer station on O’Connor Road. The City operates the Bryden Canyon Golf Course on airport property.
The Lewiston Orchards Irrigation District (LOID) operates water system facilities in this neighborhood.
The Lewiston Orchards Sewer District (LOSD) and the Central Orchards Sewer District (COSD) both operate sewerage systems within this neighborhood.
Independent School District No. 1 owns property on which schools are located and include McGee Elementary at 636 Warner Avenue and Centennial Elementary at 815 Burrell Avenue. The School District also owns Walker Field at the southwest corner of 4th Street and Preston Avenue.
The State of Idaho owns approximately 30 acres for the construction of a regional juvenile corrections facility.
e. Vacant
Lands
In general, vacant land in this neighborhood is awaiting development or redevelopment; there is limited land used primarily for pasture except when the terrain limits other development alternatives.
Other undeveloped land lies in the center of many of the large Orchards blocks. These large undeveloped tracts are the result of the original settlement pattern in which the edges of the original five acre lots were sold off first, retaining the larger interior areas for pasture or orchards. As time has passed, the edges have, in many cases, been developed to the point where access to these large interior parcels is unavailable or not suitable for access to a large residential development. This undeveloped land is a resource for future redevelopment of many areas.
f.
Landforms
This neighborhood is located at the west end of the Lewiston Orchards and is generally flat, with a significant terrain break at its westernmost edge. It is situated approximately 700 feet above the river at an elevation of 1400 feet above sea level. To the north, the land drops off toward the river, to the south the terrain drops off to meet Tammany Creek. A significant ravine trending north lies along the right of way of Nez Perce Grade. Wetlands and drainageways are located south of Grelle Avenue and west of 10th Street. There are no floodways or floodplains within this neighborhood.
g.
Transportation
The Lewiston Nez Perce County Regional Airport is located in this neighborhood, and provides commercial air service to a number of cities in the northwest. The airport also provides general aviation service, air cargo and related businesses. Development around the airport is governed by a separate Airport Master Plan and the regulations of the Federal Aviation Administration. FedEx operates a regional distribution center from the Airport.
Bryden Canyon Road, Bryden Avenue, 5th Street north of Bryden Avenue and Thain Road are all classified as minor arterial streets. Nez Perce Grade, Preston Avenue, Stewart Avenue between 4th and 5th Streets, Vineyard Avenue, Burrell Avenue and 7th Street south of Burrell Avenue are classed as collector streets. All other streets are classed as local.
Bryden Canyon Road, Bryden Avenue, Thain Road, 5th Street north of Bryden Avenue are local truck routes. There are no through truck routes in this neighborhood.
Burrell Avenue and 6th Street are proposed bicycle routes. A bicycle path is included on Bryden Canyon Road.
h. Desired
Futures of Neighborhood Five – West Orchards
1. West of 4th Street – North of Bryden Canyon Road Development Area – This is a large, generally undeveloped area with high end homes on the north side, single family homes on the east, a nursing home and medical complex on the southeast corner and Bryden Canyon Road and views of storage units and the City’s Transfer Station to the south. School District No. 1 owns a large parcel on the east side known as Walker Field, which is used for youth soccer games and family recreation and walking.
a. This property should be
developed using a Planned Unit Development to maximize its potential.
b. Uses in this Planned
Unit Development could include a professional office park along its southern
edge, targeted toward businesses that could take advantage of the proximity to
the airport and golf course; residential development could be included along
the northern side.
c. The Planned Unit
Development would identify specific uses and densities allowed on the property
and could allow the land to be more effectively used than would standard
zoning.
d. Buffering, design
control and control of signage and lighting would be required under a Planned
Unit Development.
2. Commercial development along Bryden Avenue – This area has high potential for commercial development for commercial development as it is easily accessible from both Lewiston and Clarkston following the completion of Bryden Canyon Road. It could easily be developed into a strip commercial strip if strong land use controls are not implemented. The following land use requirements are intended to provide opportunities for quality commercial development while at the same time preserving the integrity of the residential areas abutting.
a. Limit commercial
development to the area from 4th Street to the intersection at 7th
Street as depicted on the land use map and from Linden Avenue to Airway Avenue.
No commercial development will be allowed on Bryden Avenue between 7th
Street intersection and 10th Street intersection, as depicted on the
land use map.
b. Promote the development
of a Conference Hotel at the Lewiston Nez Perce County Regional Airport near
the intersection of 4th Street and Bryden Avenue.
c. Enhance and intensify
commercial development of South Gate Shopping Center – This shopping center is
ripe for intensified commercial development to provide a community shopping
center to residents of this neighborhood. Additional building pads could be
developed along Bryden Avenue, with interior landscaping and other visitor
amenities provided the shopper.
d. The minimum area for a
commercial zone must be at least ten (10) acres to accommodate the large scale
commercial operations envisioned for this area.
e. A special Bryden Avenue
zoning district will be created to implement the goals of this Plan and will
conform to the “town center” guidelines contained within this plan. These
standards will be adopted prior to any commercial zone change on Bryden Avenue
from 4th Street to 10th Street.
f. As commercial
development progresses, Bryden Avenue will be transformed from its current
configuration to that of a boulevard, with a planted center median and street
trees throughout the length of the commercial area. Overhead utilities will be
buried and curb, gutter and sidewalk installed the full length of Bryden
Avenue. To accomplish this will require developers to dedicate additional right
of way to increase the street width.
g. Signage
within this special commercial district will be strongly controlled. No pole
signs or portable signs will be allowed; ground mounted monument signs will be
permitted.
i. Buffering the impacts
of commercial operations on nearby residential uses shall be consistent with
the guidelines contained within this plan under “Relationships Between
Commercial and Residential Uses;”
j. Parking should be located in the side or rear yard, never in
the front yard adjacent to the street. Parking must be designed with
landscaping as an integral part, including perimeter and interior landscaping.
Landscaping should be used to help guide pedestrians to the building entrance
and to protect them from vehicular traffic. Landscaping is intended to reduce
heat build up in the parking lot and to provide an area for storm water runoff
storage.
3. Multi-family housing should be provided to provide a buffer between new commercial activity and existing residential areas in conformance with the location standards included in this neighborhood plan.
4. Larger interior parcels of land should be identified for future infill residential development in a density consistent with that of surrounding homes.
a. Modifications must be made in the City’s
development standards to allow public streets narrower than normal to be built
to serve such interior lands./
b. Where existing streets are constructed to
the edge of these interior parcels, provisions must be made in the platting and
development of these interior pacels to allow the extension of existing
streets. When additional streets are determined to be necessary to allow the
full development potential of the land, they will be provided by the land
developer.
c. The City should undertake preliminary
conceptual design of key parcels as a guide to future development.
d. Lot width and depth standards contained in
the zoning ordinance must be evaluated for their effect on the development
pattern of these interior lots and amended if found to promote inefficient land
use.
5. Amend the zoning ordinance to remove animal rights as a conditional use within this neighborhood to reflect the changes to a fully residential use. Ensure, however, there are locations in the city for animals to remain.
6. In general, streets and drainage systems in this neighborhood do not meet current standards for local or collector streets.
a. Site access must be
improved with streets upgraded to current city standards, appropriate to the
classification of the street.
b. Area drainage
throughout the area must be upgraded with curb, gutter and sidewalk installed
and surface or underground stormwater collection systems installed.
c. Curb,
gutter and sidewalk must be provided at and approaching schools and parks to
provide safe places for children and parents to walk. Curb, gutter and sidewalk
must also be provided along all streets with a classification of collector or
arterial.
7. The Village Green Planned Unit Development is centrally located in the community and provides an opportunity for the construction of a quality business and technology park situated to take full advantage of the dramatic views of the city and river.
a. Amend
the planned unit development agreement to allow the construction of a business
and technology park within and near Village Green.
b. Implement design standards to protect
the residential uses currently in the development and to protect the investment
of the tenants of the new park.
c. Limit uses in this park to business
offices and non-polluting technology related businesses.
8. Areas around current and proposed parks show the greatest potential for higher quality development or redevelopment. People value them as an amenity and are generally willing to invest more in a home to be near a high quality park. The City and its residents must ensure that development around and leading to our parks is of a high quality to reflect our community’s pride in them. Sites shown on the Parks and Open Space Master Plan should be acquired or otherwise secured to ensure their future use as a park for the benefit of the neighborhood and community as a whole. Individual property owners should be encouraged to donate these community amenities in memory of family members, significant community events or other meaningful times and people.
a. The Parks and Open Space Master Plan
identifies four parcels within this neighborhood for potential acquisition and
development as park land. Working cooperatively with the property owner, the
City should seek to acquire these lands for future park use.
b. The Parks and Open Space Master Plan
has identified the potential of a sub-community park to be provided in the
Tammany Creek Headwaters area near 10th and Ripon Avenue. This area
should be acquired or secured for future park development.
c. A green belt linkage between the
Village Green PUD and Sunset Park should be pursued. This can help provide
essential pedestrian and bicycle access between neighborhoods and help reduce
the need for vehicular traffic in the area.
9. The intersection centering on Thain Grade and Nez Perce Drive has significant potential as a major commercial node in the City. It is located very near the population center of Lewiston. It must be developed in a coherent pattern, eliminating the strip commercial development so prevalent on 21st Street.
a. Remaining vacant land in this node must
be developed in a “town center” design to include a variety of commercial,
office, destination entertainment and high density residential uses as well as
tourist oriented uses such as a hotel, all designed and oriented to take
advantage of the centralized location and view potential.
b. Development in this node must include
design standards and review for conformance to ensure development that does
occur is in conformance with the guidelines of this plan.
10. In general, developments built in the “Town Center” format includes the following features and characteristics:
¨
structures are
constructed to a “build to” line at back of sidewalk – large expanses of
parking in front of the building are not allowed
¨
building facades
have windows and articulation
¨
no large expanses
of blank walls
¨
include canopies
and shading
¨
have upper story
apartments and offices
¨
have ground floor
retail
¨
are pedestrian
oriented
¨
parking located
to the side or rear or above in structure
¨
amenities such as
benches, planters, trees are highly desirable
¨ includes public spaces – especially with food service readily available.
¨ landscaping is an essential feature of the development.
i. Land
Use Plan Map
The land use plan map is a graphic representation of the desired land use future for this neighborhood and is intended to be a guide for land use changes over the next twenty years. It is to be used in conjunction with the desired futures described in this neighborhood plan.
j. Residential
Density and Location Criteria – Neighborhood Number -
The Lewiston 2020 Land Use Plan Map depicts areas of housing at a variety of densities. The allowable density for these land use categories shall not exceed the following unless higher densities are approved as part of a planned unit development (PUD):
|
RESIDENTIAL LAND USE |
DENSITY (Units per acre) |
OPTIMUM ADJACENT LAND USE |
OPTIMUM TRANSPORTATION SYSTEM |
Rural |
1 (Used only where
public sewer is not available) |
Agricultural,
suburban residential |
Local Street,
collector street, walkway, bike path |
|
Suburban |
5 or fewer (Used only
where animal rights are allowed) |
Agricultural,
rural, low density housing |
Local Street,
collector street, walkway, bike path |
|
Low Density |
5 to 8 |
Other residential,
sub-neighborhood commercial, open space |
Local Street, collector
street, walkway, bike path |
|
Medium Density |
8 to 17 |
Other residential
uses, open space, local commercial, community commercial |
Local street
(minimum right of way width 50 feet), collector street, minor arterial,
walkway, bike path |
|
Higher Density |
18 or more |
Other residential
uses, open space, business and
employment centers, major shopping destinations |
Collector streets,
minor arterials, major arterials, walkways, bike paths |
k.
Commercial Land Use Location Criteria
|
Commercial Land Use |
Optimum
Transportation System |
Optimum Adjacent
Land Use |
Design Location Criteria |
Zoning |
|
Regional |
Major or Minor
Arterial |
High Density
Multi-family Housing, Related regional commercial uses |
Regional cluster or
a cluster integrated in a regional center |
Planned Unit
Development (PUD) |
|
Community |
Minor Arterials,
Collector Streets |
Medium or high
density multi-family housing |
Regional center or
commercial cluster |
Commercial zone or
PUD |
|
Neighborhood |
Minor Arterial,
Collector Streets, Walkways, Bike Paths |
Neighborhood scale
uses |
Neighborhood Center
as shown on Plan |
PUD |
|
Sub-neighborhood |
Minor Arterial,
Collector Streets, Walkways, Bike Paths |
Residential, office
or industrial complexes |
Within neighbor-
hood as shown on Plan |
PUD |
l. Industrial
Land Use Location Criteria
Light industrial uses may be allowed at the Nez Perce County Regional Airport when in conformance with the airport master plan and the South Port Industrial Park. No other industrial uses are allowed in this neighborhood.
m. Future
Annexation
|
Parcel Number
(Refer to Land Use Plan Map) |
Location
Description |
Projected Use |
Estimated Time
Frame for Annexation |
|
5-1 |
Blount Southport
Plant |
Industrial and open
space |
5 to 10 years |