Neighborhood Number Three – East Lewiston

This neighborhood is bounded on the west by 21^st Street, on the north by the Clearwater River, on the east by the City Limits (Gun Club Road) and on the south by the north boundary of the Village Green Planned Unit Development.

Figure 1: Map of Neighborhood No. 3 – East Lewiston

a. Residential Land Use

Of the 596 residential units in the neighborhood in 1990, 70.8% were owner occupied, 30.2% renter occupied. The population of this neighborhood in 1990 was 1,427, down slightly from the 1980 population of 1,671.

Residential land uses are comprised of both old and new single family units as well as a limited number of multi-family units in both owner and renter occupied units; there are a small number of manufactured homes located within this neighborhood, primarily in the vicinity of Silcott Road and Lapwai Road.

In the early 1980’s the City of Lewiston participated in the development of the Garfield Planned Unit Development intended to provide home ownership opportunities for low to moderate income families; a school building was renovated into apartments as well. In the late 1980’s and early ‘90’s, development of multi-family housing in the form of condominiums began along 29^th Street north of 16^th Avenue. In the mid-1990’s, private development commenced on single family subdivisions located at 29^th Street and 11^th Avenue. Outside of these projects, residential development was largely limited to renovation of existing homes. Residential areas have little or no commercial development within them. Within this neighborhood, there is one area of residential development that could be considered substandard. Located north of 8^th Avenue to East Main Street, and between 24^th and 29^th Street, this area is comprised of small older homes, many of which are poorly maintained with yards unkempt. Furthermore, public improvements have not kept pace with modern standards; there are no curbs, gutters or sidewalks within this area.

b. Commercial Land Use

21^st Street, 16^th Avenue and East Main Street are commercial strips, with 21^st Street easily being the most commercial street in Lewiston. Uses on 21^st Street are targeted toward a local and regional market with a full range of goods and services available. The development pattern is traditional strip commercial with each business or lot having one or more separate driveway accesses to the street. The intensity of development is low with large expanses of parking and underdeveloped lots remaining. The strip is also remarkably shallow in depth from the street, frequently extending back from the street frontage no more than one lot with little spillover onto side streets, with notable exceptions.

The intersection of East Main Street and 21^st Street is one such notable exception, with a concentration of hotels, restaurants, shopping and fast food franchises in a commercial cluster. This area could be used as a model for other locations in Lewiston as there are multiple businesses co-located on one large parcel with shared driveways and parking.

The East Main Street corridor, which includes both East Main Street and Clearwater Avenue, consists of properties fronting on this street and also extending north to the Clearwater River. When this area was originally designated as commercial and industrial land uses in the comprehensive plan, it was intended to provide land for businesses serving Potlatch Corp. and other industrial uses. It is now, however, a confusing jumble of commercial, industrial and residential uses intermingled. The land ownership pattern and street layout is not appropriate for development of any large-scale industrial or commercial operation, nor is the area any longer conducive to residential use. The reconstruction of East Main Street, with new underground utilities and street alignment may make this area more attractive for redevelopment in the near future if sufficient land can be assembled for appropriate uses.

16^th Avenue east of 21^st Street to 23^rd Street is a commercial street of a different nature than 21^st Street. This segment of 16^th Avenue consists primarily of auto-related goods and services; government and semi-public uses are located along 16^th Avenue east of 24^th Street. A substantial grandfathered junkyard is located in the 2400 block of 16^th Avenue, representing a significant blight in this area and a potential resource for future redevelopment to more appropriate uses.

c. Industrial Land Use

There are a number of industrial land uses in this neighborhood located in the north and northeast areas. Offices and freight yard of the Camas Prairie RailNet are located on Mill Road, Precision Machine on East Main Street, Coca Cola Bottling Works and numerous warehouses and shops are also located on East Main Street. Potlatch Corp. is immediately adjacent to the east of the City limits (see Neighborhood 8-B). As noted, the ownership pattern and street layout is not conducive to large-scale industrial operation in much of this neighborhood.

d. Public Land Use

The City of Lewiston owns Sunset Park, the Police Training Center, two water reservoir sites, the Water Transmission Shop and numerous pump sites.

The Nez Perce County garage is located on East Main Street and Lapwai Road.

The Idaho National Guard is located on 16^th Avenue near 29^th Street.

The Independent School District No. 1 owns a sizable tract of land east of 29^th Street which is currently undeveloped. There are no public schools in this neighborhood.

e. Vacant Lands

There remain substantial tracts of vacant land in this neighborhood. Following are descriptions of the larger tracts of land:

Land east of 29^th Street and north of 18^th Avenue to Gun Club Road is generally rolling terrain cut by deep drainages. There are no platted streets in this area nor are utilities provided. Because of the nature of the terrain, this land would be best suited for residential development.

South of 18^th Avenue is land owned by the heirs of Joseph McCann. After rising fairly steeply from 18^th Avenue, the land becomes relatively flat and could be developed with reasonable ease. The transportation plan shows an extension of 16^th Avenue traversing this land; Nez Perce Drive is under phased construction with this goal in mind.

A large ten acre parcel is located at 8^th Avenue and 29^th Street and is used at times for grazing. It is partially bisected by a drainage and has primary access from the south, west and east; access from East Main Street would be quite difficult.

A large tract of mostly vacant land lies on the east side of 21^st Street in the 1500 block and represents a valuable asset for redevelopment into commercial uses.

In the vicinity of 28^th Street and East Main Street, many lots have been cleared of structures, making this land reasonably ready for redevelopment.

Other vacant land in this neighborhood consists of smaller residential lots suitable for infill development.

f. Landforms

From flat land along East Main Street, this neighborhood is situated on a slope rising to the south, broken in places by minor drainages tending toward Lindsay Creek. These drainageways become more extreme and pronounced in character east of 29^th Street thus limiting development potential.

Lindsay Creek is a designated flood plain, the only one within the corporate limits of the City. For more information, consult the flood insurance rate maps (FIRM) maintained by the Community Development Department. Development within the flood plain is covered by a floodplain development ordinance contained within city code.

g. Transportation

Within the neighborhood, 21^st Street is a minor arterial as is East Main Street, Mill Road, Lapwai Road and 16^th Avenue. 29^th Street is a collector; all other streets are classified as local streets.

East Main Street is a through and local truck route as is Lindsay Creek Road.

Mill Road, 16^th Avenue and 21^st Street are local truck routes.

Camas Prairie RailNet serves the area with rail.

East Main Street and 16^th Avenue are proposed bicycle routes.

h. Desired Futures of Neighborhood Number 3 – East Lewiston

1. 16^th Avenue and 24^th Street Redevelopment Area – This area, now a grandfathered junk yard, has significant development potential if cleared.

a. Consider vacating 24^th Street and 15^th Avenue, now undeveloped, and combining this parcel with that undeveloped parcel to the west.

b. Commercial development may occur along the southern end along 16^th Avenue, residential along the north with these two uses separated by a new “finger” of Sunset Park extending between them.

c. Install curb, gutter and sidewalk as part of the redevelopment of this parcel. It should be installed the full length of 16^th Avenue from 21^st Street to 29^th Street.

2. Within Neighborhood Three lie significant areas for residential development or redevelopment and are described below:

a. 24^th Street and Cassell Avenue Redevelopment Area – This area provides an opportunity for infill housing near employment, shopping and schools. Infrastructure in this area should be upgraded and curb, gutter and sidewalks installed.

b. 8^th Avenue and 29^th Street Development Area – This large rectangular parcel, bisected by a small drainageway, has never been developed. It presents an opportunity to provide housing, including single family, multi-family or a manufactured home park, near the City’s major employer and near shopping and an elementary school. It should be developed using a Planned Unit Development to provide a variety of housing types. As it is significantly higher than East Main Street, it is not desirable for commercial uses.

3. In general, this neighborhood presents opportunity for infill residential development west of 29^th Street.

a. Infill housing should be constructed at a density similar to that of the surrounding development;

4. In general, infrastructure in East Lewiston must be upgraded to encourage its proper development, whether for residential, commercial or industrial uses. In particular, the following issues have been identified:

a. Site access must be improved in many areas with streets improved to current city standards.

b. Area drainage throughout the area must be upgraded with curb, gutter and sidewalk installed and surface or underground stormwater collection systems installed. This will make the area more attractive to reinvestment and thus utilize the underdeveloped land in this neighborhood.

c. Seek funding for infrastructure system improvements from grants tied to economic development or abatement of blighting influences, tax increment financing and local improvement districts.

5. In general, property located east of 29^th Street is to be used for lower density residential housing, unless an alternative plan is proposed through the use of a Planned Unit Development.

a. East of 29^th Street presents an opportunity for residential development in a pattern and at a density consistent with that of the abutting neighborhood. Because of the terrain east of 29^th Street, provisions for utility services may be a concern although sewer service can be provided by way of the Lindsay Creek Interceptor. Care must be taken in site design to maintain the significant drainageways and draws east of 29^th Street.

b. Independent School District No. 1 owns a significant parcel of land east of 29^th Street. This parcel represents a development potential to the District for future growth of the system or as a financial asset in the future.

6. 21^st Street East Side Development – Commercial development will continue as the predominant land use on 21^st Street for the foreseeable future. Yet there is no need to continue to promote the strip commercial pattern prevalent on this corridor. As opportunity arises, action must be taken to intensify the commercial activity while at the same time revising the nature of this development into one that utilizes the land more effectively and reduces traffic congestion on 21^st Street:

a. 15^th Avenue and 21^st Street Redevelopment Area – This is a prime location for redevelopment along 21^st Street with almost a full block only partially developed. This parcel should be redeveloped using modern development standards which will place the structure(s) along the street right of way with parking developed along the side or to the rear. This area should not be developed into a typical “strip” commercial development so prevalent along 21^st Street but developed into a cluster commercial area that could be used as a model for further redevelopment of underutilized property on 21^st Street. Site design for this parcel must include protection of the drainageway along the east side and for any residential uses nearby.

b. From 12^th Avenue south to 15^th Avenue, the commercial area should extend eastward approximately two blocks, with higher density residential uses permitted along 23^rd Street to provide a buffer to low density residential uses. At 16^th Avenue, the commercial area deepens significantly to provide a large expanse of commercial area for future larger scale development.

c. Develop and implement zoning standards that will lead to the desired future. At a minimum, the standards should include the following:

- “build-to” lines which mandate the structure be built to a line rather than setback line;

- maximum parking allowed rather than minimum parking requirements, and requiring parking be placed in side or rear of the property;

- required installation of sidewalk and planting strips along 21^st Street and side streets;

- minimum lot sizes of an extent to promote large scale development of the parcel;

- access control onto 21^st Street to reduce the number of curb cuts allowed within each block to promote shared driveways and parking;

- controls on signage to require ground mounted monument signs rather than pole signs;

- control on lighting to require pedestrian scaled lighting within parking lots;

- landscaping requirements both within the parking lot and along all public rights of way..

7. Wherever possible, the large drainage ravines should be protected from development through the use of Transfer of Development Rights (TDR’s), cluster zoning and other tools.

i. Land Use Plan Map

The land use plan map is a graphic depiction 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)	Not Permitted in this neighborhood	N/A
Suburban	5 or fewer (Used only where animal rights are allowed)	Not Permitted in this neighborhood	N/A
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

m. Industrial Land Use Location Criteria:

n. Future Annexations

Parcel Number (Refer to Land Use Plan Map)	Location Description	Projected Use	Estimated Time Frame for Annexation
3-1	Potlatch Mill Site	Industrial	More than 15 years
3-2	Gun Club Road ROW	Right of way	Less than 5 years
3-3	Gun Club Road and Lapwai Road	Residential	Less than 5 years
3-4	East Main at City Limits	Industrial	5 to 10 years